1990 02 13 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
February 13, 1990 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALIF
**NOTE**
ALI, AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE
CONTINUED TO THE NEXT COMMISSION MEETING.
Beginning Resolution No. 90-005
Minute Motion No. 90-003
HEARINGS
1. Ite:m ................ CONTINUED HEARING
TENTATIVE TRACT 25402
Applicant ........... NORTH STAR CALIFORNIA CORPORATION
Location ............ SOUTH SIDE OF 48TH AVENUE, WEST OF
DUNE PALMS ROAD (EXTENDED) WITH THE
PYRAMIDS PROJECT
Request ............. APPROVAL OF A TENTATIVE TRACT MAP,
TO SUBDIVIDE 35.66 + GROSS ACRES
INTO 61 RESIDENTIAL LOTS AND OTHER
MISCELLANEOUS LOTS
Action .............. TABLE, CASE TO BE READVERTISED FOR
FUTURE AGENDA
2. Item ................ CONTINUED HEARING
TENTATIVE TRACT 23971, AMENDMENT #1
Applicant ........... DEANE HOMES
Location ............ NORTHEAST CORNER OF WASHINGTON
STREET AND MILES AVENUE
Request ............. REQUEST TO AMEND CONDITIONS OF
APPROVAL
Action .............. Resolution 90-
BJ/AGENDA2.13 - 1 -
,A:..J U O V f
3.
4.
Item ............
CONTINUED HEARING
ZONING ORDINANCE AMENDMENT 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. 90-
Item ................
TENTATIVE TRACT 25499
Applicant ...........
SUNRISE DESERT PARTNERS
Location ............
GENERALLY LOCATED EASTERLY OF LAKE
CAHUILLA AT THE NORTHEASTERLY CORNER
OF THE INTERSECTION OF 58TH AVENUE
AND JEFFERSON STREET, WITHIN PGA WEST
Request .............
APPROVAL TO SUBDIVIDE 88.5 ACRES
INTO 33 RESIDENTIAL CONDOMINIUM LOTS
TO ALLOW FOR DEVELOPMENT OF 409
CONDOMINIUM UNITS.
Action ..............
Resolution No. 90-
Item ................ SPECIFIC PLAN 89-014
PLOT PLAN 90-434 (EA 89-150)
Applicant ...........
TRANSPACIFIC DEVELOPMENT COMPANY
Location ............
AREA BOUNDED BY WHITEWATER STORM
CHANNEL ON THE NORTH, HIGHWAY 111 ON
THE SOUTH, ADAMS STREET ON THE EAST,
AND WASHINGTON STREET ON THE WEST.
Request .............
APPROVAL OF A COMMERCIAL SPECIFIC:
PLAN TO ALLOW CONSTRUCTION OE' A
COMMERCIAL SHOPPING CENTER WITH
APPROXIMATELY 550,000+ OF FLOOR
AREA ON 60+ ACRES AND APPROVAL OF
A PLOT PLAN TO ALLOW CONSTRUCTION OF
PHASE I OF THE PROJECT (THREE MAJOR
STORES AND SOME RETAIL SHOPS) IN THE
C-P-S ZONE.
Action ..............
Resolution 90-
Minute Action 90-
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.
BJ/AGENDA2.13 - 2 -
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
January 23, 1990.
BUSINESS SESSION
1. Item ................
Applicant ...........
Location ............
Request.............
Action..............
OTHER - None
Planning Commission meeting 'held
SPECIFIC PLAN 84-003
Rufus Associates
SOUTH SIDE OF 50TH AVENUE
APPROXIMATELY 1/4-MILE WEST OF
JEFFERSON STREET.
APPROVAL OF A ONE-YEAR EXTENSION OF
TIME FOR A SPECIFIC PLAN WHICH
ALLOWS A 86 ROOM HOTEL (THE ORCHARD)
ON 37.5 + ACRES.
MINUTE ACTION 90-
ADJOURNMENT
ITEMS FOR FEBRUARY 12, 1990, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Review of proposed Parking Ordinance revisions.
2. A17" Agenda items.
3. 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,
ci:rculation, public and private
g. Visibility at Vons entrance from
including access and
Washington Street
BJ/AGENDA2.13 - 3
re.�0U3
PH-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 13, 1990, CONTINUED FROM JANUARY 9, & 23,
1990
CASE NO: TENTATIVE TRACT 25402
APPLICANT: NORTH STAR CALIFORNIA CORPORATION (THE PYRAMIDS)
ENGINEER: SANBORN/WEBS, INC.
REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO SUBDIVIDE
35.66 + GROSS ACRES INTO 61 RESIDENTIAL LOTS
AND
OTHER MISCELLANEOUS LOTS.
LOCATION: SOUTH SIDE OF 48th AVENUE, WEST OF DUNE PALMS ROAD
(EXTENDED), WITHIN THE PYRAMIDS PROJECT.
This item has been continued twice since the original January
9, 1990, hearing. The Applicants have requested that this item
be postponed indefinitely. When a new map is submitted, we
will then readvertise for a new public hearing.
RECOMMENDATION:
Staff has no objections to this postponment. Therefore, the
Planning Commission should table this item and instruct Staff
to readvertise when a new map is submitted.
BJ/STAFFRPT.038 - 1 - 1J•J" IlU4
NO R T H S TAR CONSTRUCTION
February 2, 1990
Mr. Jerry Herman
Planning & Development Director
City of La Quinta
78-105 Calle Estado
La Quinta, California 92253
RE: Planning Commission Action on Tentative Tract 25402
Dear Jerry:
This will serve as a request to temporarily withdraw Tentative
Tract 25402 from the Planning Commission Agenda. We also ask the
city to readvertise and post notice at such time our plan is
ready for Commission action.
Thank you for your cooperation and timely response to this issue.
Sincerely,
Linda Hamilton -Oar
Director Development Coordination
LHO/ccm
cc: Tom Burger
Don Powell
785 CROSSOVER LANE / SUITE 222 / MEMPHIS, TN 38117 / P.O. BOX 241445 / MEMPHIS, TN 38124
901-767-7827 (767-STAR) / FAX 901-767-8020 , : t [11),5
February 2, 1990
Mr. Jerry Herman
Planning & Development Director
City of La Quinta
78-105 Calle Estado
La Quinta, California 92253
RE: Planning Commission Action on Tentative Tract 25402
Dear Jerry:
This will serve as a request to temporarily withdraw Tentative
Tract 25402 from the Planning Commission Agenda. We also ask the
city to readvertise and post notice at such time our plan is
ready for Commission action.
Thank you for your cooperation and timely response to this issue.
Sincerely,
Linda Hamilton -Oar
Director Development Coordination
LHO/ccm
cc: Tom Burger
Don Powell
785 CROSSOVER LANE / SUITE 222 / MEMPHIS, TN 38117 / P.O. BOX 241445 / MEMPHIS, TN 38124
901-767-7827 (767-STAR) / FAX 901-767-8020 , : t [11),5
PH-2
TO:
FROM:
DATE:
SUBJECT:
BACKGROUND:
Tity/ 4 4 Q"
MEMORANDUM
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
PLANNING & DEVELOPMENT DEPARTMENT
FEBRUARY 13, 1990
TENTATIVE TRACT 23971, AMENDMENT #1
The above project was continued from the Planning Commission
meeting of December 12, 1989, to the meeting held on January 9,
1990, on request of the Applicant, Deane Homes.
The Planning Commission at the meeting held January 9, 1990,
continued the above matter until February 13, 1990. The
Commission requested that the Acoustical Study consider two
story units along Washington Street.
The Applicant has now submitted an addendum to the original
Acoustical Analysis specifically dealing with two story units
along Washington Street (see Attachment #1).
Attached is the December 12, 1990, Staff Report explaining the
requested Amendment and action necessary.
Attachments:
1. Letter containing the Addendum
for TT 23971, dated January 2,
2. Letter in support of proposed
dated January 3, 1990.
3. Staff Report from December 12,
BJ/STAFFRPT.042
- 1 -
to the Acoustical Analysis
1990.
amendments from Deane Homes
f10 6
ATTACHMENT
COLIA ACOUSTICAL CONSULTANTS
3300 W. Coast Highway, Suite B
Newport Beach, CA 92663
(714) 631-7315
FAX (714) 631-3824
LO-020
January 26, 1990
Mr. John Curtis
Deane Homes
15 Augusta Drive
Rancho Mirage, CA 92270
SUBJECT: Addendum to Acoustical Analysis for Tentative Tract 23971 in
La Quinta
Dear Mr. Curtis;
No. 1
At your request I am providing additional information for Tentative Tract
23971 in Quinta. It is understood that the City of La Quints is concerned
about upper and second story noise levels for the above referenced
project. In our original report building set -backs and floor plans were
not available.
Lots 1, 2, 5, 8, 9, 11, 14 and 16 of Tract 4 and Lots 3, 6, 7, and 10-16
of Tract 5 are designated as floor plan 2100 and all have first floor
plans only. Lots 6, 7, 10 and 15 of Tract 4 and Lots 1 and 2 of Tract 5
have second story floor plans (3360), but on the building elevations
facing Washington do not have upper floor decks or balconies.
The floor plan of concern is Plan 2600 on Lots 3, 4, 12, 13 of Tract 4 and
Lots 4, 5, 8 and 9 of Tract 5. This plan shows a lower level, middle level
and upper or second story.
At the middle level of the plan there is a sliding glass door (SGD), off
the living room, to the rear yard (facing Washington) about 5 feet above
the lower floor. On the second floor there is a balcony off the Master
Bedroom which also faces Washington. The balcony is almost 10 feet above
the lower floor elevation.
One option at the second story level would be to remove the balcony from
the building plans for this model and replace the sliding glass door with
a window. In this way no mitigation measures for outdoor living space at
the second level would be required.
Using this information and the closest building set -back of 52 feet
barrier calculations were run to determine the wall heights needed to
attenuate these areas to less than 60 CNEL, as required by the city.
Institute of Noise Control Engineering • Acoustical Society of America
LO-020
January 26, 1990
Table 1 shows the barrier calculations for the middle level (1.5) and
upper floors (2). The results show that an eight and one-half (8.5) foot
wall/barrier (relative to the pad elevation of the middle level) is needed
at the rear yard of lots with plan 2600. This wall can be at the property
line or enclose a smaller space designated as patio area.
A second option for the second story balcony would be to shield it to less
than 60 CNEL. Table 1 also shows the second story balconies off the Master
Bedroom will require a six (6) foot perimeter wall above the balcony
elevation. The wall must be solid from top to bottom with no openings or
decorative cutouts in the wall or deck surface. Upper section of the wall
may be clear to maintain a view or provide light into the units. Typical
material include 1/4 inch tempered glass, 1/2 inch plexiglass or 3/8 inch
Lexan. This material should be sealed and caulked airtight in a wood
support frame.
Table 2 shows a summary of the barrier heights needed for the eight lots
on Tracts 4 and 5 with plan 2600 for which these mitigation measures
apply„
The glazing requirements detailed in the original report would still
apply,.
If you have any questions regarding this information please call.
Sincerely
/Richar lia
`Member INCE
attachments
V.: 1)0
TABLE
MUND BARRIER CALCULATION WORKSUEET
LOT
ROAD
PAD
DSLE
SORC
OBS.
ORS-
DLOS
TOP
ATTN
ULEV
SLEY
TOTAL
WALL
ELEV
ELEV
ELEV
ELEV
8ARR
ELEV
ELEV
(d8)
HT.
------------------------------------------------------------------------
CIST
1.5H
0.0
5.0
112
8.0
10^0
52.0
9.1
13.5
9.2
67"6
58.4
8.5
M
0.0
5.0
112
2.3
10.0
52.0
6.4
13.5
12,4
60.2
47.5
59.8
8.5
A
0.0
5,0
112
0.0
10.0
52.0
5.4
13.5
13.5
66.8
53.3
8.5
2-H
0"0
V8
112
8.0
14,8
1,0
14.7
15.8
13.2
17.1
51.9
6.0
M
O.()
�.0
112
2.3
14, 8
1.0
14.7
15.8
10.5
59.7
49'2
59.7
6.0
A
0.0
9.8
112
0,0
14.8
1.0
14.7
15.8
10.7
66.3
55.6
6.0
J. ; 08o
�
vv
TABLE 2
Summary of Barrier Heights for Plan 2600
Area/ Wall Height Shielded Noise
Level feet Level, CNEL dBA
middle (1.5) 8.5 59.8
upper (2) 6.0 59.7
a.; ti1p)
neane 4
January 3, 1990
Mr. Jerry Herman
Director of Planning
CITY OF LA QUINTA
P.O. Box 1504
La Quinta, California 92253
ATTACHMENT No. 2
Homes
Subject: Tentative Tract 239712
Condition of Approval 030
Dear Jerry:
RECEIVED
i^t1 4 1990
C17-Y OF LA QuINTA
PLANNING & DEVELOPMENT DEPT.
Subsequent to our conversation on the subject Condition, I offer
you the following comments and a proposal to revise the Condition.
There seems to be no written code requirement in the City of La
Quints which mandates a 150' set -back from the property line of an
Image Corridor. Naturally, it has very good sense to require
sensitivity to the perspective along theFteorridor. The result in
recent projects is a single story home 20 feet in height,
positioned 30 feet from the property line, which may be the best
solution only some of the time.
Our proposal is shown- on the attached sheet. It -_provides for
residential building envelope which is sensitive to the concerns
of the City in protecting the Image Corridor and speaks to the
desire to provide a creative streetscape in the interior of the
project.
The proposed condition is enforceable both in this project and in
any project to which the City may wish to apply this condition.
The condition, as proposed, would be as follows:
#30 -
The applicant shall submit to the Planning and
Development Department for approval a drawing showing the
location of any units higher than one story located along
Washington Street and Miles Avenue frontages.
15 Augusta Drive, Rancho Mirage, CA 92270, (619) 321-6004, FAX (619) 321-7312 ai,) , Oil
Mr. Jerry Herman January 3, 1989
Director of Planning Page -2-
CITY OF LA QUINTA
In this condition, building heights would be measured from the
building pad. In our project, the pads vary from zero to three
feet above Washington Street and for noise abatement purposes the
six-foot project wall is to be set on a three foot berm. Dwelling
units of greater than one story and 25 feet in height would be set
behind the wall within the envelope of the proposed condition.
By giving attention to setbacks as well as building heights, this
condition will very substantially "assure a low density character
and appearance" for the image corridors as recommended in the
General Plan.
This proposal would not be applicable to commercial projects.
Landscaping in the image corridor would enhance the privacy of two-
story units. The second story windows would be more than 130 feet
from the centerline of the image corridor.
By judiciously altering the allowable building envelope _for
residential units, the enforcement "situation becomes no more
arduous than it is currently. All building plans must be reviewed
and approved with respect to image corridor conditions of approval
where applicable, regardless of the wording of the actual
conditions.
Thank you for this opportunity to work with the City staff on this
issue. I am available to work further toward a resolution on this _
if you request.
Very truly yours,
DEANE HOMES
c6KI14 661
J n E. Curtis, P.E.
JP oject Manager
cc/Jim Deane
Encls.
PROPOSED IMAGE CORRIDOR SETBACK REQUIREMENT
i STORY
1-1/2 & 2 STORY
DETACHED
DETACHED
RESIDENTIAL
RESIDENTIAL
UNIT TYPE ALONG
A11 1 story
>50% 1 Story
IMAGE CORRIDORS
<50% 1-1/2 or 2
MAXIMUM BUILDING HEIGHT,
20
25
FEET (FROM R/W LINE)
-
MINIMUM REAR YARD
30
70
SETBACK, FEET (FROM
R/W LINE)
ATTACHMENT No. 3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: DECEMBER 12, 1989
APPLICANT: DEANE HOMES
OWNER: M. W. INVESTORS
PROJECT: TENTATIVE TRACT NO. 23971, CONDITIONS OF
APPROVAL, AMENDMENT NO. 1
PROJECT
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND
MILES AVENUE (SEE ATTACHMENT NO. 1)
ENVIRONMENTAL
ASSESSMENT: A PRIOR ENVIRONMENTAL DETERMINATION WAS
PREPARED AND ADOPTED FOR TENTATIVE TRACT NO.
23971. NO EXTENSIVE CHANGES ARE PROPOSED;
THEREFORE ADDITIONAL ENVIRONMENTAL REVIEW IS
NOT WARRANTED FOR THIS AMENDMENT REQUEST.
BACKGROUND:
On February 14, _1989, the Planning Commission recommended
approval of Tentative Tract No. 23971 to the City Council.-
Subsequently, the City Council approved TT #23971 on March 7,
1989 (see Attachment #2, approved Tentative Tract Map).
The Applicant has now submitted a request to change three
Conditions of Approval for the Tract. As originally approved
these conditions read as follows:
6. The Applicant shall construct - or bond for half street
improvements to the requirement of the City Engineer and
the La Quinta Municipal Code, as follows:
a. Washington Street shall be constructed to City
standards for a 120-foot right-of-way width (Major
Arterial), with a curb -to -curb width of 96-feet,
with a six-foot sidewalk, and two -percent cross
slope to centerline, plus joins.
BJ/STAFFRPT.028 - 1 - 1J.'; ; 014
14. 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.
30. Seventy-five percent of dwelling units within 150-feet of
the ultimate right-of-way of Miles Avenue shall be .limited
to one-story, not to exceed 20-feet in height. The
Applicant shall submit to the Planning and Development
Department for approval a drawing showing the location of
any units higher than one-story located along Miles Avenue
frontage. No dwelling units within 150-feet of the
ultimate right-of-way of Washington Street shall be higher
than one-story.
The Applicant has requested the following proposed changes:
"Condition 6.a.: This condition requires a sidewalk
width which is not in compliance with the Washington
Street Specific Plan.
Condition 14.: It is understood that the City Engineer
may have alternative improved phrasing to supplement the
present wording relating to _designer responsibility of
construction.
Condition 30.: In the light of actual design evidence
relating to land use and set -backs in the Tract along
Washington Street, it is requested that a specific review
be made of the proposed streetscape along Washington
offered by Deane."
On November 3, 1989, the Applicant presented a request to the
Planning Commission during a Study Session for modification of
Condition #30 to allow some split level and two-story units
along Washington Street frontage. The Planning Commission
suggested that this be submitted as a formal application and as
an amendment to the Conditions of Approval for Tentative Tract
23971 (see Attachment #3 for Staff Report). This has now been
complied with.
ANALYSIS
1. Condition 6.a. - The Washington Street Specific Plan
requires an eight -foot bikeway adjacent to Tentative Tract
23971. Condition #6.a. should therefore be changed to
read an eight -foot sidewalk and not a six-foot sidewalk.
BJ/STAFFRPT.028 - 2
2. Condition 14. - The City Engineer states that Condition
#14 may be replaced by the following:
"The Applicant shall submit a grading plan that is
prepared by a registered civil engineer.
A registered civil engineer shall exercise
sufficient supervisory control during grading to
insure compliance with the plans, specifications and
code within his purview.
Certification at the final grade stage and
verification of pad elevations is also required
prior to final approval of grading construction."
This new Condition clarifies the role of the civil engineer in
the grading plan submittal and implementation process.
3. Condition 30. - The Applicant has the following
arguments to support the location split-level and
two-story units along Washington Street frontage (see
Attachment #3, attached letter).
a. one-story units along Washington Street frontage
will provide a vista lacking variety that could be
achieved with a mix of single, split-level and
two-story homes.
b. - If the required berm/wall height of -nine -feet is
increased to 12-feet the -split-level and two-story
units will not be more visible from Washington
Street than are single story homes with a nine -foot
wall/berm. Large rear yards will also be provided
to help facilitate this reduced visibility.
The argument against the location of split-level and two-story
units along Washington Street frontage are as follows: _
a.
b.
The La Quinta General Plan identifies Washington
Street as a primary street corridor. The General
Plan also states:
"Along Primary and Secondary street image
corridors the City shall establish appropriate
building height limits to assure a low density
character and appearance."
Washington Street is
of La Quinta and
City.
the major gateway into the City
therefore, sets an image for the
BJ/STAFFRPT.028 - 3 - 1•�I' 016
C. At present there are very few two-story buildings
located alongside the Washington Street corridor
within the City of La Quinta city limits. A low
density image has thus been created.
d. The following projects have been approved with a
condition that only single story units/buildings are
constructed next to Washington Street. These
projects were approved after the La Quinta General
Plan was approved in November, 1985.
1. Parc La Quinta (TT #21555)
2. Washington Square
e. When the commercial plot plan for the commercial
properties located alongside Washington Street in
the approved Lake La Quinta project (TT #24230) is
submitted, single story commercial buildings will be
required 150-feet from Washington Street.
f. The Applicant states that visibility of split level
and double story units would be reduced if the
wall/berm height is increased and the rear setback
is increased substantially. If these units were
built with a large setback, it would be difficult to
restrict future two-story accessory structures and
additions located within the large setback.
g. - The privacy__ of two-story unit residents is reduced
when their -house is located alongside a major
arterial.
h. The Applicant has presented only one single story
model unit (conditionally approved by Planning
Commission on November 28, 1989). A further
one-story model and/or a variety of elevations could
still be developed. This would help create a
variety in the streetscape along Washington Street.
Therefore, approval of split-level and two-story units in
Tentative Tract 23971 along Washington Street is inconsistent
with approved projects, and will set a precedent for other
developments and create enforcement problems of accessory uses
in the future.
Unit Height Options;
The major change being considered by the Planning Commission is
that of presently split level of two-story units along
Washington Street. The Commission therefore can permit:
a. Split level units; or
b. Split level and two-story units; or
C. Two-story units; or
d. Limit the units to one-story
BJ/STAFFRPT.028 - 4 - (117
The question that needs to be asked, is if split level or
two-story units are permitted here; how can they be limited
elsewhere?
Staff therefore feels that there is not adequate justification
to support the request to change Condition #30.
RECOMMENDATION
Adopt Planning Commission Resolution No. 89- recommending to
the City Council that Condition #30 remain as written and
Condition #6.a. and 14 of the Conditions of Approval for
Tentative Tract 23971 be amended to read as follows:
6. The Applicant shall construct or bond for half street
improvements to the requirement of the City Engineer and
the La Quinta Municipal Code, as follows:
a. Washington Street shall be constructed to City
standards for a 120-foot right-of-way width (Major
Arterial), with a curb -to -curb width of 96-feet,
with a eight -foot sidewalk, and two -percent cross
slope to centerline, plus joins.
14. The Applicant shall submit a grading plan that is prepared
by a registered civil engineer.
Certification at the final grade stage and verification of
pad elevations is also required prior to final approval of
grading construction.
Attachments:
1. Locality Plan
2. Tentative Tract Map
3. Staff Report from Planning Commission meeting November
14, 1989, with attached letter from Dean Homes dated
November 16, 1989
4. Draft Planning Commission Resolution
BJ/STAFFRPT. 028 - 5- I.,. U 1 s
PLANNING COMMISSION RESOLUTION NO. 89
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS AND APPROVAL OF TENTATIVE
TRACT NO. 23971, AMENDMENT #1, AMENDING
CONDITIONS OF APPROVAL NUMBERS 6A AND
14.
CASE NO. TT 23971, AMENDMENT #1 - DEANE HOMES
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 12th day of December, 1989, hold a
duly -notice Public Hearing to consider the request of Deane
Homes to amend Conditions #6a and 14 of Tentative Tract No.
23971 (Planning Commission Resolution No. 89-30), generally
located at the northeast corner of Washington Street and Miles
Avenue, more particularly described as:
A PORTION OF THE NORTHWEST AND
NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE 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 a prior environmental
determination was prepared and adopted for Tentative Tract No.
23971, and the Planning Director has determined that no
extensive changes are proposed; therefore an additional
environmental review is not warranted for this Amendment
request; 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 amendment:
1. That Tentative Tract No. 23971 as amended and
conditionally approved, is consistent with the
goals, policies, and intent of the La Quinta
General Plan for land use density, unit type,
circulation requirements, R-2-8000 and R-1 zoning
district development standards, and design
requirements of the Subdivision ordinance.
BJ/RESOPC.034
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the west to the east side of the
property. 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. 23971 as
amended, Amendment #1 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. 23971 as
amended, Amendment#1 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.
15. That the proposed Tentative Tract No. 23971 as
amended and as conditioned, provides for -adequate
maintenance of the landscape buffer areas.
'7. That the proposed Tentative Tract No. 23971 as
amended and 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.
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.034 - 2 - i�)
2. That it does hereby confirm the conclusion that a new
Environmental Assessment is not needed and Environmental
Assessment No. 88-107 approved with the initial Tentative
Tract Map is adequate.
3. That is does hereby recommend approval to the City
Council of the subject Tentative Tract Map No. 23971,
Amendment #1, 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 12th day of
December, 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.034 - 3 - "• 0 21
PLANNING COMMISSION RESOLUTION NO. 89-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 23971, AMENDMENT #1
DECEMBER 12, 1989
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23971 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 is considering 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 Developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
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. Washington Street shall be constructed to City
standards for a 120-foot right-of-way width (Major
Arterial), with a curb -to -curb width of 96 feet,
with a eight -foot sidewalk, and two -percent cross
slope to centerline, plus joins.
b. Miles Avenue shall be constructed to City standards
for a 110-foot right-of-way width (Primary
Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two -percent cross slope to
centerline, plus joins.
BJ/CONAPRVL.030 - 1 - �` 022
C. The interior public street system shall be designed
pursuant to the approved Exhibit A (tract map) for
TT 23971, with a 60-foot right-of-way, a four -foot
sidewalk, and two -percent slope. Streets A, E, H,
and G (south of street A) shall have a curb -to -curb
width of 40 feet. The remainder of the streets
shall have a curb -to -curb width of 36 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 for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements (i.e., County of Riverside).
8. Prior to final map approval by the City Council, the
Applicant shall submit a proposal to the Planning
Commission, for recommendation to the City Council, for
meeting parkland dedication requirements as set forth in
Section 13.24.030, La Quinta Municipal Code. The
proposal for dedication, fee -in -lieu, or combination
thereof shall be based upon a dedication requirement of
1.96 acres, as 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.
11. 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:
,.. n23
BJ/CONAPRVL.030 - 2
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
Washington Street
(3) Twenty -foot perimeter parkway lot along Miles
Avenue.
12. 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.
13. The Applicant shall coordinate with Sunline Transit and
the City to provide a future bus turnout and shelter
location on Washington Street. A bus turnout shall be
provided for in the approved street improvement plans,
and shall either be constructed with those improvements
bonded for. Appropriate bonding shall be provided in lieu
of a completed bus stop shelter, until such time as
service is provided by Sunline.
y r
BJ/CObiAPRVL.030 — 3 — ��Y
Grading and Drainage
14. The Applicant shall submit a grading plan that is
prepared by a registered civil engineer.
A registered civil engineer shall exercise sufficient
supervisory control during grading to insure compliance
with the plans, specifications and code within his purview.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
15. 'Che 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.
16. 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.
17. Any earthwork on contiguous properties required a written
authorization from the owner(s) (slope easement) in a
_ form acceptable to the City Engineer.
18. 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).
19. 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) to the City
for future acceptance and maintenance. In the interim,
the owners shall maintain the basin(s) and provide bond
assurance accordingly.
Traffic and Circulation
20. 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.
BJ/CONIAPRVL.030 - 4 - ��
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.
21. Applicant shall dedicate, with recordation of the tract
map, access rights to Washington Street and Miles Avenue
for all individual parcels which front or back-up to
those rights -of -way.
Tract Design
22. A minimum 20-foot landscaped setback shall be required
along Washington Street and Miles Avenue. Design of the
setbacks shall be approved by the Planning and
Development Department. Setbacks shall be measured from
ultimate right-of-way lines.
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. 11, unless an alternate method is
approved by the Planning and Development Department.
23. 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.
24. The Applicant shall acquire property from the owners of
TT 23269 to allow for a third access. The access should
line up with street "A" in TT 23971. Alternatively, the
Applicant shall acquire property from the owner of TT
23268 to provide an access to line up with street "B" in
TT 23971.
The Applicant is responsible for the necessary
construction of the road connection. The above is
subject to City Engineer review and approval. Condition
34 shall also apply to the above access point.
BJ/CONAPRVL.030 - 5 - 026
Walls, Fencing, Screening, and Landscaping
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.
26. 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.
C. Exterior lighting plan, emphasizing minimization of
light and, glare impacts to surrounding properties.
27. 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 and an irrigation system.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
28. 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.
BJ/CONAPRVL.030 - 6 - "Y , 02 '%
29. 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.
30. Seventy-five percent of dwelling units within 150 feet of
the ultimate right-of-way of Miles Avenue shall be
limited to one story, not to exceed 20 feet in height.
The Applicant shall submit to the Planning and
Development Department for approval a drawing showing the
location of any units higher than one story located along
Miles Avenue frontage. No dwelling units within 150 feet
of the ultimate right-of-way of Washington Street shall
be higher than one story.
31. The appropriate Planning approval shall be secured prior
to establishing any of the following uses:
a. Temporary construction facilities.
b. Sales facilities, including their appurtenant
signage.
C. On -site advertising/construction signs.
32. 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 C.C. & Rs.
Traffic and Circulation
33. The Applicant shall pay a 25 percent share of all fees
necessary for signalization costs at the corner of
Washington Street and Miles Avenue, and 100 percent of
signalization costs at the Washington Street access to
the tentative tract.
34. The termination point of the street shown as Lot "H" on
Exhibit A (Tentative Tract Map), shall be barricaded to
the satisfaction of the Public Works Department, unless
the road network for Tract 23268 has been constructed and
completed.
Public Services and Utilities
35. The Applicant shall comply with the requirements of the
City Fire Marshal.
BJ/CONAPRVL.030 - 7
36. 'The Applicant shall comply with all requirements of the
Coachella Valley Water District. Any necessary parcels
for District facility expansion shall be shown on the
final map and conveyed to the Coachella Valley Water
District, in accordance with the Subdivision Map Act.
37. All utilities will be installed an
d
BJ/CONAPRVL.030 - 8
CITY COUNCIL RESOLUTION NO. 89-_X
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA ANNOUNCING
FINDINGS, CONFIRMING THE ENVIRONMENTAL
ANALYSIS AND GRANTING APPROVAL OF
TENTATIVE TRACT NO. 23971 TO ALLOW THE
CREATION OF A LAND SALES SUBDIVISION ON A
70+ ACRE SITE.
CASE NO. TT 23971 - DEANE HOMES AND/OR THOMAS THORNBURGH
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 14th day of February, 1989,
hold a duly -noticed Public Hearing to consider the request of
Deane Homes and/or Thomas Thornburgh to subdivide 70+ acres
into single-family development lots for sale, generally located
at the northeast corner of Washington Street and Miles Avenue,
more particularly described as:
A PORTION OF THE NORTHWEST AND NORTHEAST
QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH,
RANGE 7 EAST, SAN BERNARDINO BASE
MERIDIAN.
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 7th day of March, 1989, hold a
duly -noticed Public Hearing -to consider the" -Applicant's request
and recommendation of the Planning Commission concerning the
environmental analysis and Tentative Tract Map No. 23971; and
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, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts to justify the approval of said
tentative tract map:
That Tentative Tract No. 23971, 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.
MR/RESOCC.026
2. That the subject site has a rolling topography because of
the sand dunes, with the overall slope going from the
west to the east side of the property. 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. 23971 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. 23971 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. 23971, as
conditioned, provides for adequate maintenance of the
landscape buffer areas.
7. That the proposed Tentative Tract- No. 239710 as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
S. 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 City Council 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.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 88-107 relative to the
environmental concerns of this tentative tract;
MR/RESOCC.026 -2- (131
3. That it does hereby approve the subject Tentative Tract
Map No. 23971 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 City Council, held on this 7th day of March,
1989, by the following vote, to wit:
AYES: Council Members Bohnenberger, Rushworth, Sniff,
Mayor Pena
NOES:
None
ABSENT: Council Member Bosworth
ABSTAIN: None
SAUNDRA L. JUHOLF!{ ty Clerk
City of La Quinta, California
APPROVED AS TO FORM:/
BARRY B , City Attorney
City of La Quinta, California
City of
Quinta, California
MR./RESOCC.026
-3-
032
ATTACHMENT No. 1
RIVERSIDE COUNTY
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ATTACHMENT No. 3
MEMORANDUM
CITY OF LA OUINTA
CHAIR'NAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT
DATE: NOVEMBER 14, 1989
SUBJECT: REVIEW OF DEANE HOMES BUILDING HEIGHTS ADJACENT TO
WASHINGTON STREET
The Conditions of Approval for Tract 23971, located at the
northeast corner of Washington Street and Miles Avenue restrict
lots within 150 feet of Washington Street to one-story
residences.
the Applicant is requesting a modification to the condition to
allow "homes not visible to Washington Street" which may
include split level or two-story homes.
Attached is a letter explaining their justification for such a
request. Additionally, photographs and line of sight plans
have been submitted.
The Planning Commission should review the request and provide
direction to the Applicant.
attachments:
1. Letter from Applicant
2. Partial Conditions of Approval
3. Line of Sight Studies
MR/MEMOPC.032
RECEIVED
Deanea Homes
mission hills
Mr. John. Walling, Chairman
La Quinta Planning Commission
PO Box 1504
La Quints, CA 92253
July 24, 1989
JUL 26 SW
CITY OF LA QUINTA
PUNNING 6 DEVELOPMENT DW.
ATTACHMENT
RE: Deane Homes Tract 239T1; Washington Street at :files Avenue
Dear Mr. Walling;
The purpose of this letter is to request that we be put on
your August T, 1989 Study Session Agenda.
We wish to discuss the policy condition that only single story
.homes may be built on our lots backing up to Washington Street.
Let me hasten to add that we have agreed to that condition
of our subdivision approval and are prepared to implement it.
The question we wish to pose at the study session, however,
is could the condition be changed to provide that "only single =
story homes may be built along Wassington Street or homes not visible
from Wassington Street."
We recognize that Washington Street is the "image corridor"
to La Quints, and that a precedent has been set with other developers
that only single story homes may be built. On the other hand,
I understand the condition has not been raised for further discussion
and consideration by the other developers either.
For further consideration, I have enclosed Sight Line Studies
which indicate that with unusually large rear yards and a slightly
increased elevation of our perimeter berm and vall a two story
house would not be visible from Washington Street. As you my
see on the Sight Line Study, the roofs of the single story houses
are presently visible from Washington Street.
Our interest in considering this matter lies in the fact that
the "neighborhood" backing up to Washington Stree, all are proposing
to develop, lacks variety because one entire side of the street
is lined with single story houses whereas the rest of our community
has the variety afforded by single story, split level and two story
houses.
To maintain the variety we are willing to expend the funds
;required to raise the Washington Street berm and create large rear
15 Augusta Drive. P0. Box 851, Rancho Mirage, CA 92270. 619-321VU 036
Sales 61%321.2139
yards as show on the Sight Line Study if you are willing to consider
the change in the completion to allow single story homes or homes
not visible to Washington Street are permitted.
Sincerein
p4,�t.uly E6
Robert E. Hardesty
RH:mr
Ll,i
C.
-�r-r 23ql I
ATTACHMENT ,e
27. 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 and an
irrigation system.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
28. 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 Quint& 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.
29. 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.
30. Seventy-five percent of dwelling units within 150
feet of the ultimate right-of-way of Hiles Avenue
shall be limited to one story, not to exceed 20
feet in height. The Applicant shall submit to the
Planning and Development Department for approval a
drawing showing the location of any units higher
than one story located along Miles Avenue
frontage. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be
higher than one story.
31. The appropriate Planning approval shall be secured
prior to establishing any of the following uses:
1j. 1 038
PH-3
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 13, 1990
SUBJECT: THE PARKING ORDINANCE
The Parking Ordinance has been revised to include the comments
of the Engineering Department. Their comments had to do with
clear zones and the bearing weight of some of the loading
zones, and crosswalks to connect off -site parking with the uses
for some parking. Another concern was the clear sight distance
associated with uncontrolled parking exits.
RECOMMENDATION:
Now that the Engineering comments have been incorporated, the
Parking Ordinance is now ready for your recommendation. After
the Public Hearing, the Parking Ordinance is ready for your
vote, as to whether it should be passed along to the City
Council.
BJ/MEMOTB.020 - 1 Jen-
PH-4
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 13, 1990
PROJECT: TENTATIVE TRACT 25499
LOCATION: GENERALLY LOCATED EASTERLY OF LAKE CAHUILLA
AT THE NORTHEASTERLY CORNER OF THE
INTERSECTION OF 58TH AVENUE AND JEFFERSON
STREET, WITHIN PGA WEST (SEE ATTACHMENT W .
APPLICANT:
OWNER:
REQUEST:
ENVIRONMEINTAL
CONSIDERATIONS:
GENERAL PLAN
DESIGNATION:
EXISTING
ZONING:
BACKGROUND:
SUNRISE COMPANY
LANDMARK LAND COMPANY
APPROVAL TO SUBDIVIDE 88.5 ACRES INTO 33
RESIDENTIAL CONDOMINIUM LOTS TO ALLOW FOR
DEVELOPMENT OF 409 CONDOMINIUM UNITS.
THE LA QUINTA PLANNING AND DEVELOPMENT
DIRECTOR HAS DETERMINED THAT THIS MAP IS
EXEMPT FROM CEQA UNDER PROVISIONS OF
CALIFORNIA GOVERNMENT CODE SECTION 65457. AN
ENVIRONMENTAL IMPACT REPORT WAS PREPARED IN
CONJUNCTION WITH THE OVERALL "PGA WEST
SPECIFIC PLAN", AND WAS CERTIFIED BY THE CITY
COUNCIL ON MAY 1, 1984. A SUBSEQUENT
SUPPLEMENTAL EIR WAS PREPARED AND ADOPTED AS
PART OF AMENDMENT NO. 1 TO THE PGA WEST
SPECIFIC PLAN, AND WAS CERTIFIED ON SEPTEMBER
20, 1988.
LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE)
R-2
Tentative Tract 25499 is a development map proposal located
within a portion of previously approved Tract 21642, which
subdivided a larger area of PGA West into lots for land sales
to Sunrise. Some of these lots have been sold to Sunrise and
are now being proposed for development through the
establishment of this tentative tract (see Attachment :t2).
Tentative Tract 24801 was previously approved as a similar
resubdivision of a portion of Tract 21642. TT 24801 was
approved for 105 condominium units on eight lots, encompassing
+ 31.4 acres.
BJ/STAFFRPT.039 - 1 `
PROJECT DESCRIPTION:
Tentative Tract 25499 is a re -subdivision of 88.5 acres of
recorded Tract 21642 (see Attachment #3) for the development of
409 condominium units on 33 lots. The Applicant proposes to
construct. three unit types as part of this tract map:
The Champions 127 units
The Legends 181 units
*The Highlands 101 units
Total 409 units
* The original map exhibit has been revised due to an
incorrect numeric count which did not reflect the actual
unit plotting on the map. The previous map indicated 376
units, when there were actually 409 on the map. No
revisions were made to the original tract map design or
unit layouts.
ANALYSIS:
1. The Champions, Legends, and Highlands units were
previously approved for development within other tracts
in PGA West including TT 24801. There are three
variations on the Highlands unit type, two of which have
side -loading garages, and could be permitted a minimum
front setback of 15-feet, though this was not requested
with the development of this tract. This is consistent
with other previously approved unit types with
side -loading garages.
2. The Sheriff's Department has its shooting range at the
north end of Lake Cahuilla and northwesterly of this
project. A condition is proposed which will require the
CC & R's for this tract to disclose the existence of this
facility to buyers, and a statement to be filed with the
Department of Real Estate. This is the same condition
that was applied to Tentative Tract 24801.
3. As noted during review of TT 24801, this tract shall be
required to improve 58th Avenue, though the timing of
that requirement has not been agreed upon between the
Applicant and the City. Staff has formed a consensus
that 58th Avenue improvements should be required with
this tract approval, but can be deferred until the final
unit map abutting 58th Avenue is submitted for plan
check. A condition is proposed to allow this. Until
those improvements are in place, however, the Applicant
must comply with the Fire Marshal's access and
improvement requirements as they affect tract development
without 58th Avenue access.
BJ/STAFFRPT.039 - 2 - ro_ n/ t
4. Three unsurveyed archaeological sites were identified
during preparation of the EIR for PGA West. One of these
sites is within the boundaries of TT 25499 (see
Attachment #4). As this map is exempt from CEQA no
further mitigation requirements can be made other than
those within the intent of those mitigation measures
originally approved with the EIR for PGA West. No
records exist of any surveys for these three areas; the
sites are currently developed or graded for development.
The appropriate condition has been attached, as reflected
in the PGA West EIR.
5. The: Applicant has submitted a letter requesting
modification of various requirements which were initially
brought forth during the comment period (see Attachment
#5). The recommended conditions are those thought by
Staff to be reasonable and necessary, and do take into
account the concerns expressed in that letter.
FINDINGS:
Findings can be found in the attached Planning Commission
Resolution 90-
CONCLUSION:
The Tentative Tract map is acceptable, subject to conditions.
All relevant Specific Plan Conditions of Approval will need to
be complied with, as well as those conditions set forth for
Tentative_ Tract 21642 to the extent they apply.
RECOMMENDATION:
Move to adopt Planning Commission Resolution 90-
recommending to the City Council approval of Tentative Tract
25499, subject to conditions.
Attachments:
1. Location Map
2. Tentative Tract 25499
3. Tentative Tract 25499 relative to Tract 21642 & 24801
4. Unsurveyed Archaeological sites
5. Applicant letter dated February 6, 1990
6. Planning Commission Resolution 90-
BJ/STAFFRPT.039 - 3
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February 5, 1990
ATrAcHm&-rT #S
(PGfor2)
RECEIVED
FEB - g 1990
CITY OF LA QUIN'TA
Mr. Jerry Herman PLANNING & DEVELOPMENT DEPT.
Director of Planning and Development
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
RE: Tentative Tract No. 25499 - Proposed Conditions of Approval
Dear Mr. Herman:
We respectfully request that the Planning Commission consider the
following modifications to the proposed Conditions of Approval for
Tentative Tract No. 25499 at the public hearing scheduled for
February 13, 1990.
Attachment 'A' to Engineering Department Conditions: Condition A-4
Revise condition to read "Underground utility lines along Ave. 58
fronting Tract 25499, if allowed by Imperial Irrigation District".
Condition No. 6 of Fire Department Letter dated December 20, 1989
Revise this condition to reference "cul-de-sac streets" instead of
"dead-end streets" (see Section 13.08.030 (5) and (6) of City
Subdivision Ordinance for definitions) and revise length to 1320
feet as provided for in Section 13.12.020 (I) of City Subdivision
Ordinance.
Condition should read "Cul-de-sac streets shall not exceed 1320
feet in length".
Condition No. 8 of Fire Department Letter dated December 20, 1989
We request that the alternate access road to Ave. 58 be allowed
to remain a graded access until approval of final engineering
plans for this street which will allow Sunrise to install sewer,
water, and curb and gutter for the permanent street. We propose
to submit the final plans for this street by approximately May,
1990, and construct the improvements as soon as plans are signed.
The completion of these improvements should proceed the final
inspection of the first unit, but we would like to reserve the
possibility that these dates may overlap.
t�
,
92-600 Cook Street, Suite 200, Palm Desert, California 92260, Telephone (619) 568-2828 04 ./
Builder of America's Finest Country Club Communities
Mr. Jerry Herman
City of La Quinta
Archaeological Conditions
(po-.2uG2)
February 5, 1990
Page 2
Since Landmark Land Co. has already completed all rough grading
of the project site (including completion of the Jack Nicklaus
Private Golf Course), there should be no conditions on this tract
regarding monitoring during grading.
Planning Department Conditions: Condition No. 5
Revise this condition to specify that a phasing schedule is to be
submitted prior to the submittal of phase 2 of this tract.
If you have any questions regarding our requests, please give me
a call.
Thank you for your cooperation in this matter.
Sincerely,
SUNRISE COMPT
I
Allan Levin
Vice -President, Engineering
AL/s1
cc: Dennis Dawson, Deputy Fire Marshal
Planning & Engineering Office
79.733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
TO: Jerry Herman
Planning Ilirector
City of La Quinta
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 7, 1990
F E 5 -8 1990
CITY Ur i_N QUINTA
RE: Tentative Tract No. 25499 'LANN!NG & DEVELOPMENT Or"
Fire Department Requirements
/ OPktIFORN/A
OEQ'Pf pE P1107 q
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the letter dated February 5, 1990 by Allan Levin of Sunrise Company,
I have the following comments:
The length of the "cul-de-sac" street should be limited to 660' as proposed in
the Ordinance revisions that have been submitted for adoption. 1320' is acceptable
for those area: with "rural" fire protection service needs. 660' will provide
for the delivery of the minimum fire protection service needs of "urban" developments.
The original maps processed for PGA West limited cul-de-sac street lengths to 550'.
With regards to the alternate access road to Avenue 58, in accordance with La
Quinta Municipal Code, Uniform Fire Code, and the Fire Department standards, a
paved access road will be required prior to the final of the first unit. This
access road was also a requirement of Tract No. 24801 approved in October, 1989.
However, modification of the Fire Code requirements to allow an interim dirt road
was placed in the conditions of approval without Fire Department knowledge or approval.
Sincerely,
RAY REGIS
Chief Fire
Department Planner
BY DAVZO Dxalltl�
Dennis Dawson
Deputy Fire Marshal
to
PLANNING COMMISSION RESOLUTION 90-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 25499 TO
ALLOW THE CREATION OF A CONDOMINIUM
SUBDIVISION.
CASE NO. TT 25499 - SUNRISE COMPANY
WHEREAS, on May 1, 1984, the La Quinta City Council
certified. the EIR for PGA West Specific Plan No. 83-002
(Council Resolution No. 84-28) as adequate and complete,
adopting "Statements of Overriding Considerations", adopted
"CEQA Findings and Statements of Facts"; and,
WHEREAS, the City Council approved the PGA West
Specific Plan No. 83-002 (Council Resolution No. 84-31) on May
15, 1984, subject to conditions; and,
WHEREAS, on September 20, 1988, the La Quinta City
Council did hold a duly -noticed Public Hearing on Amendment No.
1 to Specific Plan 83-002 and, after so doing, did approve said
Amendment: subject to conditions, and did further certify, a
supplemental Environmental Impact Report focusing on traffic
generation and circulation; and,
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 13th day of February, 1990,
hold a duly -noticed Public Hearing to consider the request of
Sunrise Company to subdivide 88.5+ acres into 33 residential
lots for development of 376 condominium units, generally
bounded by Avenue 58 on the south, Madison street to the east,
All -American Canal on the west, and Airport Boulevard extended
on the north, more particularly described as:
BEING A SUBDIVISION OF LOTS 1-4, 9-17,
AND 28 OF TRACT 21642 IN THE CITY OF LA
QUINTA, COUNTY OF RIVERSIDE AS PER MAP
RECORDED IN BOOK 202, PAGES 51-61
-INCLUSIVE OF MAP IN THE OFFICE OF THE
COUNTY RECORDER OF RIVERSIDE COUNTY
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 has
determined that the proposed tentative tract is a part of and
is consistent with the overall PGA West Specific Plan, as
amended, and is therefore exempt from further environmental
review pursuant to California Government Code Section 65457;
and,
BJ/RESOPC.041 - 1 - n 5 l)
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 a
recommendation for approval of said tentative tract map:
1. That Tentative Tract No. 25499, as conditionally
approved, is consistent with the PGA West Specific Plan
as amended, the goals, policies, and intent of the La
Quinta General Plan and the standards of the Municipal
Land Division Ordinance.
2. That the subject site is physically suitable for the
proposed land division.
3. That Tentative Tract 25499, as conditioned, is consistent
with the approval and conditions of Tract 21642, of which
the: subject tract is a part.
4. The improvements to be required for the development of
Tentative Tract 25499 will insure that adequate access,
circulation, and public utilities are provided for the
health, safety, and welfare of its residents.
5. That the impacts associated with development of Tentative
Tract 25499 can be mitigated through the approval
conditions imposed upon it, as well as through adherence
to those conditions of the PGA West Specific Plan which
are applicable.
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 that the
previous Environmental Impact Reports for the PGA West
Specific Plan, as amended, assessed the environmental
concerns of this tentative tract;
3. That it, does hereby recommend to the City Council
approval of the above -described Tentative Tract Map No.
25499 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 13th day of
February, 1990, by the following vote, to wit:
BJ/RESOPC.041 2 '�51 -
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
JERRY HEFAAN, Planning Director
City of La Quinta, California
BJ/RESOPC.041 ' 3 052
PLANNING COMMISSION RESOLUTION 90-
SUNRISE COMPANY
TENTATIVE TRACT 25499 - RECOMMENDE
FEBRUARY 13, 1990
GENERAL
i. Tentative Tract Map No. 25499 shall comply with the
requirements and standards of the State Subdivision Map
Act, the City of La Quinta Land Division Ordinance, and
al:L other City, County, and State applicable laws and
ordinances.
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 development of the site and buildings shall comply
with Exhibit "A" pursuant to the Planning and Development
Deloartment's Tentative Tract Map 25499 file as
conditionally approved. The following building and :site
design conditions shall take precedence in the event of
any conflicts with the provisions of the tentative tract
map or the previously approved unit plans for the Legend,
Champion and Highland units.
4. Tentative Tract map 25499 shall comply with all
applicable conditions and requirements of Specific Plan
83-002, "PGA West", as amended and in effect at the time
of recordation.
5. The Applicant shall submit to the City Engineer a grading
plan that is prepared by a Registered Civil Engineer, who
will be required 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 issuance of building permits. Certification at
the final grade stage and verification of pad elevations
is also required prior to final approval of grading
construction.
6. The developer of Tentative Tract 25499 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.
Bi/CONAPRVL.036 - 1 - (l53
7. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
reports' recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
so:Lls engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
8. The developer of Tentative Tract 25499 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.
9. Al:L utilities will be installed and trenches compacted t
City standards prior to construction of any streets. The
soils engineer shall provide the necessary compaction
test reports for review by the City Engineer.
10. The remaining southerly unsurveyed area will be surveyed
during a season when vegetation and irrigation practices
allow good ground visibility. This will be accomplished
prior to grading for development on this area.
Arrangements will be made by the project applicant for a
qualified consultant to monitor initial stages of
developmental grading operations. In the event
archaeological or paleontological resources are
discovered during grading, the monitor will be authorized
to temporarily redirect grading operations to allow the
resource to be assessed and, if appropriate, analyze.
102.111H
11. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith. Runoff from the 100-year design storm must be
retained on -site as required by the City Engineer and
subject to his approval. Applicant is advised that the
City Engineer may require drainage release(s) relative to
adjacent ownerships.
ACCESS/CIRCULATION/STREET IMPROVEMENT
12. The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
BJ/CONAPRVL.036 - 2 - 054
13. The Applicant shall submit street improvement plans for
private streets prepared by a Registered Civil Engineer.
Street improvements, including required traffic signs and
markings, shall conform to City standards as determined
by the City Engineer and adopted by the La Quinta
Municipal Code. Street design shall take into account
the subgrade soil strength, the anticipated traffic
loading, and street design life. All interior private
streets shall be a minimum 36-foot curb -to -curb pavement
width.
14. The Applicant shall vacate vehicle access rights to 58th
Avenue from all abutting individual lots. Access to
these streets from this subdivision shall be restricted
to approved street intersections only.
15. The Applicant shall construct street improvements for
Lots A-1 through H-2 to the requirements of the City
Engineer and the La Quinta Municipal Code. All
cul-de-sacs shall have a minimum curb radius of 45-feet.
16. Applicant shall submit a tract phasing schedule for
Tentative Tract 25499, which shall be subject to review
and approval by the Planning and Development Department.
Appropriate bonding for design and construction of 158th
Avenue shall be provided as required by the City. Design
and construction may be deferred until required by the
City, if consistent with approved tract phasing.
Applicant responsibility with regard to Tentative Tract
25499 shall be determined by the City Engineer and
subject to the following:
a. Applicant shall design and construct street
improvements for 58th Avenue, along the PGA west
frontage, to a 3/4-width, including median island
and transitions, to the requirements of the City
Engineer and the La Quinta Municipal Code. These
improvements may be deferred to recordation of the
unit map which abuts 58th Avenue, if appropriate to
and consistent with phasing for Tentative Tract
25499.
b. All utilities along 58th Avenue shall be
undergrounded to the standards of the respective
utility districts/agencies. The City Engineer
shall determine the extent of the Applicant's
responsibility for this requirement.
C. Applicant shall have a registered civil engineer
prepare a centerline profile, and cross sections at
100-foot intervals, of 58th Avenue from Lake
Cahuilla to Madison Street to aid long range
drainage planning and design for this segment of
58th Avenue. BJ/CONAPRVL.036 - 3 - 055
17. Applicant shall make provision for interim secondary
access, in accordance with the Fire Marshal's and the
City Engineer's requirements.
PUBLIC SiERVICES AND UTILITIES
18.
19.
Fire protection shall be provided in accordance with the
requirements of the Municipal Code and the City Fire
Marshal, as follows:
a. Schedule A fire protection approved Super fire
hydrants (6"X4"X2-l/2"X2-1/2") shall be located one
at each street intersection spaced not more than
330 feet apart in any direction with no portion of
any frontage more than 165 feet from a fire
hydrant. Minimum fire flow shall be 2,500 GPM for
two hours duration at 20 PSI.
b. Prior to recordation of any final map, applicant/
developer shall furnish one blueline copy of the
water system plans to the Fire Department for
review. Plans shall conform to the fire hydrant
types, location and spacing, and the system shall
meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and
the local water company with the following
certification: "I certify that the design of the
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
C. The required water system, including fire hydrants,
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on any individual lot.
d. A minimum of two access roads shall be installed
and maintained at all times during project phasing:
1.) Prior to the final building inspection of the
first unit, an alternate access road to 58th
Avenue shall be constructed.
2.) Street Lots "C-1, C-2" (Jack Nicklaus) shall
be extended to connect to an existing
improved and maintained street.
The Applicant shall comply with the following
requirements of the Coachella Valley Water District:
a. The developer shall obtain an encroachment permit
from the Coachella Valley Water District prior to
any construction within the right-of-way of the
Coachella Canal. This includes, but is not limited
to, surface improvements, drainage inlets,
landscaping, and roadways.
BJ/CONAPRVL.036 - 4 - �%e
b. The Applicant shall provide and dedicate to the
District any land needed for the provision of
additional facilities, including, but not limited
to, sites for wells, reservoirs, and booster
pumping stations. These sites will be dedicated in
accordance with the requirements of CVWD and the
provisions of the Subdivision Map Act.
C. The Applicant shall resolve any potential
conflict(s) with existing District facilities prior
to any approvals for development permits being
issued. Verification of CVWD authorization shall
be submitted prior to any permit issuance.
d. The area is within Improvement District No. 1 of
the Coachella Valley Water District for irrigation
water service. Water from the Coachella Canal is
available to the area. The developer shall use
this water for golf course and landscape irrigation.
SITE/BUILDING DESIGN
20. The following setback criteria shall be applied to site
design:
a. A minimum front yard setback of 20 feet shall be
required on all residential dwelling units in the
project, except for the "Legend" (Plan 40), which
is permitted to have a 15-foot setback to
accommodate an accessory golf cart storage
structure; and the "Highlands" (units H-1 and H-2
type), which may have a 15-foot setback for
side -entry garages.
b. A minimum setback of 10 feet between any building
and/or building complex shall be required on all
residential units. All buildings shall maintain a
minimum of five (5) feet from any interior :aide
property line, ten (10) feet on corners.
21. The Applicant shall comply with the recommendations of
the completed noise analysis for "PGA West". Interior
building design measures established in the noise
analysis shall be incorporated into the unit plans
submitted for plan check and shall be verified by the
Building Official prior to permit issuances.
BJ/CONAPRVL.036 - 5 -
1157
22. The Applicant shall submit detailed landscaping plans for
all common areas within Tentative Tract 25499.
(Landscaping in individual unit courtyard or other
enclosed areas may be installed at the developer's
discretion, but shall conform to CVWD and Riverside
County Agricultural Commission Office requirements.)
Final approval of all common area landscaping shall be
given by the Planning and Development Department and
shall be inspected by the City prior to or at time of
building final.
23. Prior to submittal of landscaping plans as required in
Condition 22, the applicant/developer shall:
a. Secure the Agricultural Commissioner's approval for
landscaping material to be used within the
development.
b. Secure the CVWD review of the grading, landscaping,
and irrigation systems.
MISCELLANEOUS
24. The City formed a City-wide Landscaping and Lighting
District in 1988. The perimeter landscape 'Lots in this
subdivision will be added to the District assessment roll
when the final map is recorded. The annual assessment
for each lot will be based on a benefit basis as required
by law.
25. The developer of Tentative Tract 25499 shall prepare
CC&Rs for review and approval by the Planning and
Development Department. These CC&Rs shall be consistent
with those recorded for other tracts within PGA West.
The CC&Rs shall contain wording similar to the following:
"The Riverside County Sheriff's Department operates
its shooting practice and qualifying range on the
north side of Lake Cahuilla, approximately 1,700
feet from the westerly boundaries of Lot 1 of Tract
25499 (in the southeast quarter of the northwest
quarter of Section 20, T6S, R7E, S.B.B.& M.). This
range is used for monthly practice and quarterly
qualifying sessions, and is also used by various
other Coachella Valley agencies. For more specific
information, contact: Riverside County Sheriff's
Department, 46-057 Oasis Street, Indio, CA 92201,
(619) 342-8800."
This information
unit buyer, as
Estate.
shall be disclosed to each individual
well as the California Department of :Real
BJ/CONAPRVL.036 - 6 - ��5
26. Prior to any permit issuance for the 58th Avenue entry
gates/guardhouse, plot plan approval must be obtained
from the Planning and Development Department for access
and design of the proposed gates and guardhouse.
27. Applicant shall execute appropriate easements for golf
course access paths between structures, across
residential street lots, etc., to allow for maintenance
access of the golf course areas from the existing 58th
Avenue maintenance facility. A key map, with all access
easement locations shown, shall be provided for review by
the Planning and Development Department prior to
recordation of the easement instrument(s).
BJ/CONAPRVL.036 - 7 - (15^
PH-5
STAFF REPORT
PLANNING COMMISSION MEETING
DATE:
FEBRUARY 13, 1990
CASE NO:
SPECIFIC PLAN 89-014
PLOT PLAN 90-434 (EA 89-150)
APPLICANT:
TRANSPACIFIC DEVELOPMENT COMPANY
ARCHITECT:
MCCLELLAN/CRUZ/GAYLORD & ASSOCIATES (MCG)
ENGINEER:
SANBORN/WEBS, INC.
REQUEST:
APPROVAL OF A COMMERCIAL SPECIFIC PLAN TO
ALLOW CONSTRUCTION OF A COMMERCIAL SHOPPING
CENTER WITH APPROXIMATELY 617,595+ OF FLOOR
AREA ON 60+ ACRES AND APPROVAL OF A PLOT PLAN
TO ALLOW CONSTRUCTION OF PHASE I OF THE
PROJECT (FOUR MAJOR STORES AND RETAIL SHOPS)
IN THE C-P-S ZONE.
LOCATION:
AREA BOUNDED BY WHITEWATER STORM CHANNEL ON
THE NORTH, HIGHWAY 111 ON THE SOUTH, ADAMS
STREET ON THE EAST, AND WASHINGTON STREET ON
THE WEST.
GENERAL PLAN
DESIGNATION: MIXED COMMERCIAL AND COMMERCIAL PARK WITH A
NON-RESIDENTIAL OVERLAY.
EXISTING
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-150 HAS BEEN
PREPARED IN CONJUNCTION WITH THESE
APPLICATIONS PER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT REQUIREMENTS. THE INITIAL STUDY
INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL
IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED
BY IMPOSITION OF MITIGATION MEASURES. THESE
HAVE BEEN RECOMMENDED AS CONDITIONS OF
APPROVAL IN THE DRAFT RESOLUTION. THEREFORE,
A NEGATIVE DECLARATION HAS BEEN PREPARED FOR
THIS PROJECT.
BJ/STAFFRPT.041 - 1 - "' 06(1)
SURROUNDING
LAND USES
ZONING:
DESCRIPTION
OF SITE:
NORTH - WHITEWATER STORMWATER CHANNEL RUNS
PARALLEL TO THE NORTH PROPERTY LINE. BEYOND
THE CHANNEL, LAND IS VACANT: W-1, R-1, AND
R-3.
SOUTH - AUTOMOBILE DEALERSHIP AND VACANT
LAND; C-P-S.
EAST - VACANT LAND WITH ADAMS STREET
UNIMPROVED; C-P-S.
WEST - VACANT LAND; C-P-S.
THE PROPERTY IS TRAPEZOID -SHAPED,
CONTAINING 60+ ACRES. THE PROPERTY HAS
FRONTAGE ON THREE STREETS AS FOLLOWS:
1. WASHINGTON STREET - 687 LINEAL FEET
2. HIGHWAY 111 - 3566 LINEAL FEET
3. ADAMS STREET (PRESENTLY UNIMPROVED)
1311 LINEAL FEET
THE SITE IS VACANT EXCEPT FOR AN UNFINISHED
BANK BUILDING NEAR THE INTERSECTION OF
HIGHWAY 111 AND WASHINGTON STREET. THE
TOPOGRAPHY IS RELATIVELY LEVEL WITH SOME
SANDY KNOLLS NEAR ADAMS STREET AND HIGHWAY
111.
POWER POLES BORDER THE SITE ON ALL THREE
STREETS. THE 46TH AVENUE (WESTWARD HO DRIVE)
ALIGNMENT TRANSVERSES THE SITE AS AN
UNIMPROVED STREET EASEMENT AND NEEDS TO BE
VACATED.
AN EARTHEN BANK OF THE WHITEWATER STORM
CHANNEL ABUTS THE PROJECT SITE ON THE NORTH.
ALONG WASHINGTON STREET, A RAISED BRIDGE
CROSSES THIS CHANNEL, WHILE ALONG ADAMS
STREET A LOW WATER CROSSING WILL BE UTILIZED.
BJ/STAFFRPT.041 - 2
APPLICATIONS BEING CONSIDERED:
1. Specific Plan 89-014: The commercial specific plan is to
allow a 617,595 + square foot commercial center with a
variety of uses. The known uses would include a
supermarket, drugstore, home improvement center, several
large retailers, restaurants (drive thru and sit down)
financial institutions, two service stations (one with a
car wash), a major discounter, retail shops, and as
alternatives, a bowling alley, family entertainment
center and/or movie complex.
The project is described as a three phase endeavor with
the west side of the site, up to the home improvement
center being Phase 1. Phase II would be the center
portion of the site, while Phase III would begin at the
east end of the Major "B" and include Major "A", which
would be the largest individual user in the project.
2. Plot Plan 90-434: The Plot Plan request submitted
includes Phase 1 and 3 described above. The plans for
these phases show a detailed site plan layout for the
entire two phases. However, the satellite buildings are
only indicated as pad locations. Architectural
elevations and details have been provided only for the
main buildings along the northern boundary. Therefore,
further action through approvals of plot plan or
conditional use permit applications as required by the
C-P-S Zone requirements will be necessary prior to the
construction of the satellite pads. The initial
construction of these two phases would consist of 284,505
square feet of floor space.
SITE DESIGN/LANDSCAPING:
Due to linear nature and short depth of the site, the main
buildings are laid out in a linear pattern parallel to Highway
111. The majority of the parking is in the front between the
buildings and Highway 111. A number of satellite pads (17+)
near Highway Ill and Washington Street are proposed. The uses
will consist of retail, financial, tire store, service
stations, and/or eating establishments. The service stations
are spread out at the extreme west (next to Washington Street)
and east ( corner of Adams Street and Highway 111) ends of the
site.
As required by the General Plan and Draft Highway ill Specific
Plan, the plan provides for a 50-foot landscaped setback along
Highway 111 and extensive setbacks along Washington Street and
Adams Street. Screening of the parking lot area is proposed by
the use of shrubbery and berming on all streets. Depending on
this design, some short walls may be needed in some areas to
achieve the required screening.
_7.J 062
BJ/STA17FRPT.041 - 3 -
Parking lot trees are provided throughout the paved areas to
provide shade and mitigate the stark look of the parking area
as required in the Draft Highway Ill Specific Plan. Along the
north property line adjacent to the Wash, a ten foot landscape
area is shown, planted with an Oleander hedge. Due to
residential zoning across the Wash and loading area facing this
area, it may be necessary to construct a sound barrier wall
along the Wash. The required Acoustical Study will in part
determine whether this is needed.
The submitted plans indicate a "theme plaza" at Adams Street
and Washington Street intersections with Highway Ill. At the
Washington Street "Plaza" the Applicant has indicated a
willingness to install a fountain or art work to provide an
"Art in Public Places" element.
The areas graded but not initially improved are conditioned to
be planted with an appropriate ground cover and irrigated to
mitigate blowing sand and dust.
TRAFFIC/CIRCULATION/PARKING:
Since the majority of the frontage is on Highway 111, most of
the access points are located on the Highway. However, access
is proposed to all streets as follows:
1. Highway Ill
A. Three new signals at 1/4-mile intervals (at Adams
Street, Simon Drive and to align with Washington
Square project access on south side). These are to
be full turning movements. Existing signal at
Washington Street/Highway 111 to be upgraded.
B. Five right-in/right-out only driveways to be
located between Adams Street and Simon Drive signal.
C. One right -in only driveway approximately 250--feet
east of Washington Street. This driveway is not
recommended for approval by the Engineering and
Planning and Development Department.
2. Washington Street
P. One right-in/right-out only driveway. The
Applicant has asked for full turning movements at
this location. However, due to heavy traffic,
proximity to Washington Street bridge and
intersection the Engineering Department and
Planning and Development Department recommend that
this not be permitted.
BJ/STA]FFRPT.041 - 4 -
3. Adams Street
A„ Three full turning movement driveways. The
northerly most driveway is primarily to provide
ingress for delivery trucks utilizing rear loading
areas.
All access to Highway 111 is subject to Caltrans approval since
the road is a State Highway.
A minimum 30-foot wide access aisle runs parallel to the north
property line behind the main buildings. Truck and delivery
traffic will utilize this access, entering on Adams Street and
exiting on Washington Street. The Fire Marshal has indicated
that adequate emergency access may necessitate some
modification to this aisle and construction of its entire
length when Phases 3 is completed.
The collector aisle adjacent to the south side of the main
building is shown at 30-feet wide which is needed. The
collector aisle adjacent to the pad sites is shown at 24-feet
wide and should be widened. A condition has been recommended
to do this.
The service station adjacent to Washington Street needs to
modify its circulation by moving its access to the Washington
Street driveway access further to the east. This will increase
stacking area in the driveway and minimize traffic congestion
at this location. Stacking problems in the driveway are likely
due to large amounts of traffic utilizing this driveway and
large capacity of service station (according to the Applicants
48 vehicles can be accommodated at one time at gas pumps and
3-4 vehicles at car wash). Additionally City review is needed
at this area of the site to insure that traffic flow will not
be impeded due to diagonal entry intersection from the
southeast.
A number of aisles on either side of the pad aisle (that runs
adjacent and parallel to Highway 111) in the Phase 3 area do
not align (in a north/south direction) and could cause traffic
conflicts. This will need to be revised so that they align.
The Applicant indicates that the number of parking spaces has
been provided based on the Urban Land Institutes minimum 4/1000
square feet of building area standard. However, a detailed
analysis has not been submitted. According to the Applicants
2471 spaces are required and 3159 spaces are provided which is
5.1/1000. Prior to issuance of the first building permit, an
analysis will need to be submitted to the Planning and
Development Department to verify compliance. Adjustments to
building sizes may have to be made. Prior to each subsequent
phase :beginning construction, a new parking analysis based on
existing usage and potential demand will be required to be
submitted to the City for approval. Again, adjustments to
building sizes may be required.
BJ/STAFFRPT.041 - 5 - a n �x
LAND USE/ZONING:
The Specific Plan as submitted indicates a number of different
uses such as commercial and retail uses, specialty shops,
personal services, entertainment facilities, restaurants,
drive -through eating establishments and service station/light
auto services. The C-P-S Chapter in the Zoning -Ordinance lists
an extensive number of permitted and conditional uses. These
uses will dictate what is permitted in the center.
ARCHITECTURE:
The architectural theme of the main buildings proposed is
somewhat Southwest or Santa Fe with exterior materials
consisting of exterior plaster, concrete block (precision and
diamond projection), tile accents, and multi shade clay tile
roofing. Colors are Santa Fe type earth tones, ranging from
beige to pale blue.
While the front elevations are architecturally treated except
for the easterly most major, the rear and side elevations are
limited to painted precision block with a stucco band across
the top. Maximum building height shown is 32-feet for the
major tenants with the lower retail areas 18-feet high. Due to
southern exposure of the store fronts, a continuous covered
walkway is utilized to provide shade.
No architectural plans have been submitted for any of the
satellite pads or service stations. A design concept for the
Draft Highway 111 Specific Plan is that each center contains a
unified architectural style. Therefore, future buildings
should conform to the Southwest/Santa Fe style presented.
Although conceptual signage criteria have been indicated, no
complete program has been provided. This will need to be done
prior to installation of the first sign.
DESIGN REVIEW BOARD:
The Design Review Board reviewed the architectural plans at
their meeting of January 3, 1990, and found the plans
conditionally acceptable. The following items are the
recommendation of the Board:
1. Architect to provide a more detailed sketch
of the sections.
2. More, and possibly a rounding of the arches.
3. Details to be provided for the fast food
stores.
4. Blow up the design details (vignettes).
5. Detailed security lighting on the rear
buildings.
BJ/STA]FFRPT.041 - 6 - �''-'` O65
6. Major building on the east end to be designed
to be integrated with the other buildings.
The Applicant has submitted revised elevations which address
numbers 1 and 2.
MARKETI14G STUDY:
The Applicant has submitted a marketing study as required by
the Municipal Code for a commercial specific plan. The purpose
of their study as stated by the Applicant is to provide an
assessment of the near term retail commercial development
demand for the subject site. The study indicates that a total
supportable retail development of over 322,000 square feet is
estimated to exist at the project site. This increases to over
442,000 square feet in 1991 and to over 549,000 square feet at
buildout. The report is attached for your review.
RELATIONSHIP TO GENERAL AND SPECIFIC PLANS:
The General Plan indicates the majority of site as mixed
commercial with a non-residential overlay. This overlay
requires all development to be commercial as is proposed. A
small portion of the site near Adams Street and the Wash is
shown as commercial park which is heavy commercial and light
industrial use designation. The utilization of the site for
general commercial uses is deemed compatible.
The westerly end of the project site is covered by the
Washington Street Specific Plan. With the conditions as
recommended by Staff, the project will be in conformance with
the Specific Plan.
The project has been primarily designed to conform to the Draft
Highway ill Specific Plan. With the conditions recommended,
the project would comply with the Specific Plan draft policies
except the clustering of service stations.
ANALYSIS:
The overall project concept is acceptable to Staff. However,
as noted above in the report, there are a number of items which
need to be addressed or revised. Due to its location bordering
two major arterials, circulation and traffic considerations
dictate that the project be thoroughly reviewed prior to
construction. This includes on -site as well as off -site
traffic: movements.
The landscaping provided complies with applicable requirements
and will insure an attractive streetscape. The parking lot
trees will provide shading and minimize heat buildup.
BJ/STA:FFRPT.041
7 - a.'$, 06r
Compatibility of the project with the property to the north
must be: maintained. This will necessitate a substantial
landscape screen and possible noise (from trash and truck
traffic) attention.
The Design Review Board felt the project is architecturally
acceptable with some modification. To date, some of those
changes have been implemented. The remaining changes will need
to be done prior to issuance of any building permits.
FINDINGS:
The findings necessary to approve this request can be made and
are contained in the draft resolution.
RECOMME19DATION:
Staff recommends:
1. That the Planning Commission adopt Planning Commission
Resolution 90- , recommending to the City Council
approval of Specific Plan 90-014 subject to conditions,
and confirmation of the environmental determination; and,
2. That the Planning Commission, by minute motion approve
Plot Plan 90-434, subject to the attached conditions.
Attachments:
1. Location Map
2. Environmental Assessment 89-150
3. Traffic Impact Analysis
4. Retail Development Opportunities Market Study
5. Comments from various Departments and agencies
6. Plan exhibits
7. Draft Planning Commission Resolution recommending
SIP 89-014
8. Draft Conditions of Approval for PP 90-434
au fl67
BJ/STAIFFRPT.041 - 8 -
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BACKGRO14ND
1. Name of Proponent:
2. Address and Phone
CITY OF Id QUIRT/ 4TLr, tZ
ENVIRONMENTAL CHECKLIST FORM
3.
Date
of Checklist: I - tel - ej O
4.
Agency
Requiring Checklist: ��.a 4Zl
_
S.
Name
of Proposal, if applicable:
II. ENVIRONMENTAL
IMPACTS
(Explanation
of all "Yes" and "Maybe" answers Is required on attached
sheets.)
1.
Earth. Will the proposal result in: Yes
MaybS No
a.
Unstable earth conditions or in changes in
`
geologic substructures?
b.
Disruptions, displacements, compaction or `
overcovering of the soil?y
__
c.
Change in topography or ground surface
relief features?
d.
The destruction, covering or modification of
any unique geologic or physical features?
e.
Any increases in wind or water erosion of soils,
\
either on or off the site?
f.
Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
v
inlet or lake?
_
g.
Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
2.
Air.
Will the proposal result in:
a.
Substantial air emissions or deterioration of
ambient air quality?
J _
V
b.
The creation of objectionable odors?
_
c.
Alteration of air movement, moisture or
temperature, or any change in climate,
either locally or regionally? _
3.
Water. Will the proposal result in:
a.
Changes in currents, or the course or direction
of water movements, in either marine or fresh
waters?
_
b.
Changes in absorption rates, drainage patterns,
or the rate and amount of surface water runoff?
c.
Alterations to the course of flow of flood
`
waters?—
d.
Change in the amount of surface water in any
water body?
—_
e.
Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
f.
Alteration of the direction or rate of flow
`
of ground waters?
--
g.
Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
`
aquifer by cuts or excavations?
(3) , 060
A'
Yes Maybe No
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
is Exposure of people or property to water
related hazards such as flooding or
tidal waves?
\
V
4.
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
Plants)?
_
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
c. Introduction of new species of plants into
an area, or result in a barrier to the
normal replenishment of existing species?
d. Reduction in acreage of any agricultural
crop?
— --
S.
Animal Life. Will the proposal result in:
a. Change in the diversity of species, or numbers
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthic
organisms, insects or microfauna)?
_ �7
b. Reduction of the numbers of any unique, rare,
or endangered species of animals?
Y _
c. Introduction of new species of animals into an
area, or result in a barrier to the migration
or movement of animals?
d. Deterioration to existing fish or wildlife
habitat?
6.
Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
7.
Light and Glare. Will the proposal produce new
`
IijKt or glare—?
Y _
8.
Land Use. Will the proposal result in a substantial
alteration of the present or planned land use of an
area?
_
9.
Natural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
`
resources?
_ y
b. Substantial depletion of any renewable
natural resource?
10.
Risk of Upset. Does the proposal involve a risk
of an exp osron or the release of hazardous sub-
stances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event
`
of an accident or upset conditions?
V_
11.
Population. Will the proposal alter the location,
istd Eontion, density, or growth rate of the
human population of an area?
_ _
12.
Housing. Will the proposal affect existing housing,
`
or create a demand for additional housing?
_
13.
Transportation/Circulation. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement?
_
b. Effects on existing parking facilities, or
demand for new parking?
— T
(4)
c
® ®
Yes Maybe No
C. Substantial impact upon existing transportation
\
systems?
v
d.' Alterations to present patterns of circulation
or movement of people and/or goods?
\
V
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor vehicles,
bicyclists
\
or pedestrians?
y
14.
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads?
f. Other governmental services?
15.
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
sources of energy, or require the development
of new sources of energy?
16.
Utilities. Will the proposal result in a need
Tor new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
17.
Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
�!
b. Exposure of people to potential health hazards?_
18.
Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
_
19.
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea-
tional opportunities?
11.
Archeological/Historical. Will the proposal result
in an alteration o a significant archeological
or historical site, structure, object or building?
21.
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
(5)
i
Yes Maybe No
b. Does the project have the potential to achieve
short-term, to the disadvantage of long-term, en-
vironmental goals? (A short-term impact on the
environment is one which occurs in a relatively
brief, definitive period of time while long-term
impacts will endure well into the future.)
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable?
(A project may impact on two or more separate
resources where the impact on each resource is
relatively small, but where the effect of the
total of those impacts on the environment is
significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
IV. DETERMINATION
(To be completed by the Lead Agency)
On the basis of this initial evaluation;
_ I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
y I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
_ I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL IMPACT REPORT is
required.
Date: 2 -S "40
Signature
�4-VI B. SD Aja
prinp(Av rter.
V
V
ENVIRONMENTAL ASSESSMENT 89-150
(SPECIFIC PLAN 89-014 & PLOT PLAN 90-434)
ONE ELEVEN LA QUINTA CENTER
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
REGIONAL LOCATION:
The project is located in the City of La Quinta which is
located in the western portion of the Coachella Valley in
central Riverside County. La Quinta is one of nine
incorporated cities that form a strip of urban development
beginning with Palm Springs and Desert Hot Springs and
continuing southeast approximately 35 miles to the City of
Coachella.
PROJECT LOCATION:
The site is located at the intersection of Highway 111 and
Washington Street, covering approximately 62 acres of the north
quadrant of the intersection and extends along Highway 111 east
to Adams Street (see attached map). The site .is bounded on the
north by -the Whitewater Storm Channel, an earthen channel. To
the south is State Highway 111, which is presently two lanes
each way, with a center turning lane. To the east is the
future Adams Street, proposed to have a total 88-foot
right -of• -way. To the west is Washington Street, presently one
lane each way with a center left turn lane.
The surrounding properties to
vacant. Most of the property to
dealership, is vacant.
the north, west, and east are
the south, except for a car
The entire development has been planned for build -out in two to
three phases.
LEGAL DESCRIPTION:
Portions of Section 19 and 30, Township 5, South, Range 7 East.
EXPLANATION OF ANSWERS FOR ENVIRONMENTAL CHECKLIST FORM
EARTH
l.b. & c. Since the site is presently native desert, except for
a vacant bank structure (no parking lot), it can be
expected that overcovering of the soil and change in
topography and surface relief features will occur. The
overcovering will probably occur in phases while rough
grading of the entire site (resulting in a change in
topography) will occur with the initial construction.
BJ/DOCSS.005 - 1 -
Mitigation Measures for #l.b. & c.
A. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with the grading plan.
The report 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. Pursuant to
Section 11568 of the Business and Professions Code, the
soi.ls report certification shall be indicated on plans as
required by City Engineer.
B. The Applicant shall have a registered civil engineer
prepare the grading plan. The engineer who prepares the
grading plan shall: 1) provide written certification
prior to issuance of any building permits that the
constructed rough grade conforms with the approved
grading plans and grading permit; and, 2) provide written
certification of the final grade and verification of pad
elevations prior to receiving final approval of the
grading.
C. Any earthwork on contiguous properties shall require a
written authorization from the owner (slope easement) in
a form acceptable to the City Engineer.
1.e. With proposed phasing of the project, there will be some
undeveloped land until the project is completed. The
area may be subject to erosion of soils due to wind and
water. Additionally, during the grading and construction
phases there may be soil erosion due to winds.
Mitigation Measures for I.e.
A. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire site which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include but not be limited to:
1. The use of irrigation during any construction
activities;
2. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of the
site; and
C '.
BJ/'DOCSS.005 - 2 - � i Jt/
3. 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.
B. 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.
l.g. La Quinta, like most of Southern California, is located
in a seismically active region which includes two major
fault zones (the San Andreas and San Jacinto) and a
number of minor fault zones. Therefore, the possibility
of geological hazards such as surface rupture,
liquefaction, lateral spreading and landslides exists.
Mitigation Measures for l.g.
A. See mitigation measure No. A for 1. b. & c.
B. Construction shall comply with all local and State
building code requirements as determined by the Building
Official.
2.a.b. Due to the size of the project (549,000 square feet of
building area and 3135+ parking spaces), it is likely
there will be some air pollutant emissions and/or
deterioration of ambient air quality. Furthermore, due
to the wide variety of uses, there may be objectionable
odors created.
The attached supplement documents air quality impacts and
provides mitigation measures which must be met.
Further 191itigation Measures for #2.a.b.
A. See measures for Al & A2 for l.e.
WATER
3.b. Due to the construction of buildings and paving of
parking and pedestrian areas, it can be expected that
there will be a change in water absorption rates,
drainage patterns, surface runoff on the site.
BJ/DOCSS.005 - 3
o%�
3.c. & i. Although the site borders the Whitewat.er Storm
Channel on the north, the project will not detrimentally
impact the Channel. The Coachella Valley Water Distract
will require concreting of the enbankment along the
Channel and the site will drain on -site storm water to
the Channel through approved drainage devises. No
mitigation measures needed.
Mitigation Measures for #3.b.
A. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith.
B. Applicant shall provide subterranean storm drain
facilities that will remove run-off from the 100-year
storm without causing ponding or flooding of the on -site
parking lots and access roads, Highway 111, Washington
Street, and Adams Street.
3.h. The Coachella Valley Water District (CVWD) has indicated
they can provide water for the project without a
substantial problem. New on -site distribution facilities
will need to be provided for expansion of the system.
Grading, landscaping and irrigation plans will need to be
reviewed by CVWD to insure efficient water use. No
mitigation measures needed.
PLANT LIFE
4. Although construction on the site will eliminate the
native desert vegetation, there are no rare or endangered
plants that will be affected. Additionally, the plants
anticipated to be planted are common to the area and
planted extensively in the Valley. No mitigation
measures needed.
ANIMAL LIFE
5.b. The property is within the habitat area of the Coachella
Valley Fringe -Toed Lizard (Uma Inornata), which has been
designated as an endangered species by the Federal
Government. A Section 10-A permit may be obtained which
allows disturbing of the site.
Mitigation Measures for #5.b.
A. Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
A
BJ/DOCSS.005 - 4
0 7.3
NOISE
6.a. & b. It can be expected that there will be an increase in
existing noise levels on and surrounding the site due to
construction and subsequent operation of the shopping
center. There may be noise impacts on future persons
both in the center and to the north across the Channel
(zoned residential).
Mitigation Measures for #6.1. & b.
A. 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 submission of
building plans for plan check or issuance of grading
permit, whichever comes first. The study shall
concentrate on noise impacts on building interior areas
from perimeter streets, and impacts on the proposed
residential uses to the north across the Wash and provide
mitigation of noise as required in the General Plan. The
study shall recommend alternative mitigation measures for
incorporation into the project design. Study shall
consider use of building setbacks, engineering design,
building orientation, noise barriers, (berming,
landscaping and walls, etc.) and other techniques.
LIGHT AND GLARE
7. There will be parking lot, sign, landscaping, building
and security lighting utilized within the project.
Mitigation Measures for #7
A. Exterior lighting for the project shall comply with the
"Dark Sky" Lighting Ordinance. Plans shall be approved
by the Planning and Development Department prior to
issuance of building permits. All exterior lighting
shall be provided with shielding to screen glare from
adjacent streets and residential property to the north,
to the satisfaction of the Planning and Development
Department.
RISK OF UPSET
10. The project includes two gasoline service stations which
will store gasoline and oil on -site. These items involve
risk of explosion.
Mitigation Measure for #10
A. Project will be required to comply with all applicable
local, County, and State requirements for service
stations.
BJ/DOCSS.005 - 5 -
HOUSING
12. There may be a small increase in demand for housing due
to employment in the center. However, the great majority
of employees most likely will come from the existing
employment base in the Valley.
Mitigation Measures for #12
A. None required. For those employees that may be brought
in from outside the area, the existing housing market
provides a variety of housing types and price ranges.
TRANSPORTATION/CIRCULATION
13.a.b.c.d.f. With approximately 549,000+ square feet of
building area and 3,135 parking spaces there can be
expected to be an impact on the transportation system on
and surrounding the site. A traffic impact analysis has
been prepared which provides an analysis of traffic
impacts and mitigation measures which could be imposed as
conditions of approval. Furthermore, the Engineering
Department has recommended the following mitigation
measures.
Mitigation Measures for #13.a.b.c.d.f.
A. The Applicant shall construct street improvements in
accordance with the City Engineer's requirements and the
La Quinta Municipal Code, General Plan, and the following
general criteria:
Washington Street, from Highway ill to the
Whitewater Channel bridge: half -width General Plan
street improvements in accordance with the
Washington Street Specific Plan, plus two
southbound lanes, plus median island.
Adams Street, from Highway 111 to the Channel:
half -width General Plan street improvements, plus
50o cost responsibility for the median island,
transitions as needed beyond the limits of the
development site.
B. Applicant shall design loading docks that front along the
Whitewater Channel in a manner that ingress to the docks
occurs only from Adams Street and egress occurs only at
Washington Street.
BJ/DOCSS.005 - 6 -
C. The Applicant shall have street improvement plans
prepared by a registered civil engineer. The 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 (3" AC over 4" Class 2 Base minimum for residential
streets). Street design shall take into account the soil
strength, the anticipated traffic loading, and street
design life.
D. A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111,
and, all Caltrans requirements shall be implemented.
E. The: right-of-way dedications for public streets shall be
as follows:
Washington Street: 60-feet half -street plus
additional right-of-way for extra lanes at
Washington/Highway 111 intersection, all as needed
on eastside of the centerline of the adopted
Washington Street Specific alignment.
Highway ill: 60-feet half -street minimum, or as
required by Caltrans, plus additional right-of-way
for extra lanes at Washington/Highway ill
intersection as needed.
Adams Street: 44-foot half -street plus additional
right-of-way for extra lanes at Adams/Highway 111
intersection as needed.
F. Access to the site from public streets shall be as
follows:
Full access to Highway 111 shall occur only at two
signalized intersections that match up with Simon
Drive and the future access drive to Washington
Square on the southside of Highway 111.
Full access to Adams Street shall occur at three
locations only,none of which may be closer than
250-feet from the Highway ill intersection
centerline.
Right turn in/out access only to Washington Street
shall occur at one location only no closer than
450-feet from the Highway 111 intersection
centerline.
BJ/DOCSS.005 - 7 -
07g
Right turn in/out access only to Highway III may
occur at six locations (if approved by Caltrans),
none of which shall be closer that: 600-feet from
the Washington Street intersection centerline or
closer than 250-feet from the Adams Street
intersection centerline.
G. Applicant shall construct a low water crossing through
the. Whitewater Channel on Adams Street (25%
responsibility).
H. Traffic signals are required at the following
intersections; the Applicant shall pay for a proportional
share of these signals as follows:
Highway ill/Washington Street,
100% front-end funding, 75% reimbursement
Highway 111/Simon Drive,
100% front-end funding, 50% reimbursement
Highway 111/Washington Square,
100% front-end funding, 50% reimbursement
Highway 111/Adams Street,
100% front-end funding, 50% reimbursement
Applicant may seek reimbursement from the City in a
manner approved by the City Council.
I. Prior to issuance of a building permit, a site plan
showing on -site parking area striping, directional arrows
and stop signs shall be submitted for approval by the
City Engineer.
PUBLIC SERVICES
14.a.b.e.f. There will be an incremental increase in demand
for police and fire protection. The Fire Marshal has
indicated this project will contribute to the need for
additional equipment, personnel, and/or facilities.
Additionally, with the construction and widening of new
roads, it can be expected that there will be additional
maintenance of roads required.
Mitigation Measures for #14.a.b.e.f.
A. Development shall comply with all requirements of the
Fire Marshal.
B. If required by the Fire Marshal, Applicant shall
contribute to fire mitigation fund, or participate in
assessment district to provide needed equipment,
personnel and/or land.
BJ/DOCSS.005 - 8 - �• �i C18�
C. City should budget adequate funds to provide maintenance
of public facilities.
ARCHAEOLOGICAL/HISTORICAL
20. There is a possibility that the site contains significant
archaeological finds, due to the historical use of the
City by ancient Cahuilla Indians. An archaeological
assessment has been prepared for the site and indicates
several archaeological sensitive areas.
Mitigation Measures for #20
A. Mitigation measures as recommended by archaeological
survey of the site shall be implemented prior to any
disturbing of site. Applicant shall pay costs of
carrying out mitigation measures.
MANDATORY FINDINGS OF SIGNIFICANCE
21.a. As discussed in #5.b., construction of the project will
disturb a portion of habitat area of the Coachella Valley
Fringe -Toed Lizard, which has been designated as an
endangered species by the Federal Government. However,
through the establishment of the Coachella Valley
Fringe -Toed Lizard Preserve near Thousand Palms,
mitigation of the impact is achieved.
Mitigation Measures for #21.a.
A. See mitigation measure for #5.b.
- 9 - V.Ji. O a
BJ/DOCSS.005 i
City of La Quinta
Highway 111 & Washington Street
RETAIL DEVELOPMENT OPPORTUNITIES
Market Study Review and Assessment
Prepared for
TRANSPACIFIC DEVELOPMENT COMPANY
DRAUGHON ASSOCIATES
Realty Development Services
14241 E. Firestone Blvd., Fourth Floor
La Mirada, CA 90638
November 8, 1989
082
DRAUGHON ASSOCIATES
Introduction
The purpose of this study is to provide an assessment of the near -term retail commercial development
opportunity for a 61.7-acre site located in the City of La Quinta. The findings of this study are subject to
further modification should market conditions change. Nevertheless, the estimates provided herein are
considered reasonable in that they are derived from data obtained from previous studies prepared for the
City.
An objective of this study is to provide the City a more definitive projection of the supportable demand for
retailing activity within the Highway 111 corridor and at the subject site. At the same time, this report seeks
to provide some sense of consistency and/or continuity between the previous projections and the updated
estimates. As discussed in subsequent sections of this report, a measure of consistency is difficult to
achieve. This is due to the changing characteristics of the retail market coupled with the differing
objectives and parameters of the various studies.
This study examined the broad demographic and economic growth experience in the upper Coachella
Valley as provided by Agajanian & Associates in 1987 and 1989. An investigation of other relevant reports
including a Laventhol & Horwath analysis prepared for a site in the immediate vicinity of the subject
property was made. Finally, a detailed demographic analysis prepared in August 1989 by Derrigo
Demographic Studies was evaluated.
The Derrigo report is considered to be the most appropriate barometer for projecting the near -term retail
commercial opportunity. The report focuses on current residential developments, building permits and
planning activities within a defined geographic area. Due to its near -term focus it is considered to be more
reliable in estimating growth than the prior studies which attempt to identify long-term trends. As a result
there is a substantial reduction in the generalizations which are necessary to long-term projections.
Summary of Findings
1. The overall pace of retail commercial growth in the Valley has perhaps lagged the pace of
population growth when the 'tourist" market segment is deducted from the evaluation. When
evaluated in terms of supportable square feet on an expenditure potential basis, the retail growth
has in fact lagged behind population growth which is a typical pattern of development.
2. The projected near -term population growth is substantially higher than that estimated within the
parameters of the long-term studies.
3. The propensity for "regional' retailing within the La Quinta Highway 111 corridor is much higher in
the near -term due to both the higher estimates of population growth and to the changing
characteristics of retail market segmentation with its inherent expansion of trade areas.
4. The La Quinta Highway 111 corridor is well positioned to capture a significant portion of the
regional serving community retailing activities. This opportunity can be greatly enhanced by
developing critical mass and market synergy early as to avoid being "pre-empted" by other retail
nodes.
5. The supportable retail square footage per the retail expenditure potential for the subject site is
commensurate with or in excess of the proposed development program indicating a strong level of
potential support for both the initial phase and subsequent phases of development.
DRAUGHON ASSOCIATES
Area Development Characteristics
The Coachella Valley constitutes an important subregional economy within the greater San Bernardino and
Riverside counties region. The area extends from Palm Springs to Indio and Coachella to the southeast.
This subregion has historically been predominated by tourist oriented retail commercial activities.
The area's economy in recent years however has been rapidly expanding. This expansion has included a
significant increase in community and regional retailing activity to serve the area's growing seasonal and
nonseasonal (permanent) population.
While the City of Palm Springs was the principal resort community within the Valley, the cities of Cathedral
City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta and Indio have consequently benefited as they
gained recognition as being part of the Palm Springs resort market area. Current development trends in
fact continue southeastward beyond the communities neighboring Palm Springs.
The cities of Palm Desert, Indian Wells and La Quinta are experiencing among the highest population
growth rates in the Valley. This trend is projected to continue through to the mid- 1990's. It is anticipated
that the City of La Quinta will be a major beneficiary of this growth.
At the same time, the expanding retail commercial activity is expected to continue to locate primarily along
Highway 111. This will continue to occur in subregional nodes at the intersections of major north -south
arterial roadways located along the corridor. Additional nodes in the Valley are emerging in close proximity
to Interstate Highway 10.
Site Locational Attributes
The subject site is located at the northeast corner of the Highway 111 and Washington Street intersection.
Comprised of approximately 61.7 acres, the site represents over 20.5% of the City of La Quinta's Highway
111 Corridor market area. The predominate market segment to be served by the corridor is anticipated to
be community/regional along with a large measure of tourist commercial.
The site is extremely well positioned at the intersection of the two major arterials in the City which provide
excellent local and regional access. The site possesses clear unobstructed visual access along both
arterials and has over 3,450 feet of frontage directly onto Highway 111. Additionally, the site's configur-
ation is particularly well -suited for community/regional retailing due to its long rectilinear shape and its well
proportioned depth which is in the general range of from 600 to 800 feet.
The overall scale and diversity of the planned center should enable the development to achieve a high level
of market synergy. This will likely extend its trade area well beyond that of its smaller scale competitors.
Also, it should result in the center "capturing" a substantial share of the local market and a significant
portion of the regional market.
Market Segmentation and Emerging Trends
A primary criterion for delineating the retail trade area is to specifically define the type of retail activity to be
evaluated. The process of delineating a trade area has become increasingly complex in recent years. This
is due in part to the rapidly changing retailing environment coupled with economic and social pressures.
DRAUGHON ASSOCIATES
Previous distinctions between neighborhood, community, regional, and super regional retail markets are
becoming less discernible as new retailing trends emerge. The Urban Land Institute (ULI) in its
"Developmental Trends 1988" identifies the following retail development trend characteristics. First, the
historically defined neighborhood center in expanding terms of size, goods and services provided, as well
as the market area served. Second, the traditional community/strip centers and regional centers appear to
be merging in terms of their respective sizes, goods and services and trade areas.
These trends are particularly applicable to the City of La Quinta's Highway 111 corridor and to the subject
site. The emerging heterogeneous community center appears to be in for even further segmentation in
terms of the variety of "types' of centers to be developed. The new centers currently consist of off -price
malls, fashion centers, home improvement center, auto malls, entertainment -oriented malls, etc. The
centers are anchored by a variety of kinds of stores such as'warehouse/wholesale' retailers, superstores,
discount stores, sport and health facilities, and entertainment complexes. Personal service and other
service oriented businesses like banks, insurance and real estate agencies, medical and other professional
practices imake up over 27 percent of the tenancy while accounting for just 8 percent of the leasable area.
This redefined community center has demonstrated its competitiveness with the historical regional centers.
Like the regional centers, the community centers are characterized by destination retail stores which carry
a wide variety of general merchandise, as well as apparel and specialty goods. As a result of these
changing characteristics, this study has combined the community and regional market segments as
addressed in Agajanian & Associates studies for the purpose of our evaluation. Additionally, the "tourist"
market segment has been substantially eliminated from our review given the lack of specific data which
might identify the likely measure of overlapping utilization by the permanent population.
Trade Area Definition
Predicated on the market segmentation characteristics identified above, the trade/market area for the
subject site is more appropriately delineated as a 5 to 10 mile distance. The specific demarcation may be
either greater than or less than the area identified depending on the relative location of duplicative and/or
competitive centers.
The above trade area delineation reflects an expansion of the 3 mile primary market area (PMA) utilized in
previous studies and reports provided to the City. The delineation is however consistent with the
demographic analysis prepared for the site by Derrigo Demographic Studies, dated August, 1989. The
demographic analysis focuses on the near -term population growth in the PMA for a two year period from
August 1989 to August 1991 and extends beyond as necessary to accommodate the absorption of the
housing units currently planned.
The trade area is identified to consist of an approximate 64,093 nonseasonal population with a 100,411
seasonal population within a 5-mile area, and a 116,697 nonseasonal with a 179,896 seasonal population
within a 10-mile area.
The previous studies by comparison utilized a projected population of 47,486 for the year 1990 (assumed
to be nonseasonal). This figure was projected to increase to 61,206 by 1995.
Projected population growth in the trade area by August 1991 will place the nonseasonal and seasonal
population at 101,256 (+58%) and 137,574 (+37%) respectively within a 5-mile area. The 10- mile area will
total 176,264 (+51 %) nonseasonal and 239,463 (+33%) seasonal in the same period. However, the total
9,Jf. ()85
DRAUGHON ASSOCIATES
projected population at the buildout of all the currently proposed units will increase these numbers by
42.1% and 55% for nonseasonal within 5 and 10 mile areas respectively. The projected seasonal
populations will increase by an additional 31 % and 40% within the 5 and 10 mile areas respectively.
Population Growth
As addressed in the previous studies, population growth is used as a major indicator of economic growth
and market support. The studies identified varying ranges of projected growth depending on various
reporting sources, geographic delineation, economic outlooks, time frames and historical trends.
Generally the projected growth rates emphasized the historical trends and more particularly those of the
period from 1980. While there is some measure of acknowledgment to the atypical economic conditions
which were prevalent during the 1980 to 1984 period, the projections nevertheless negate this factor in their
computation of future growth rates.
There is a measure of consistency between the previous studies and the Derrigo analysis. The near -term
population growth is indicated at rates much higher than either the historical rates or the mid -and long-term
rates. The 1987 Agajanian report indicated that the population projections for La Quints anticipated a rapid
(21%) annual growth rate to 1990. Thereafter the rate is anticipated to level off at approximately 5%. The
report indicated that the projected short-term growth rate of 10% appeared optimistic in light of historical
trends. Nevertheless, short-term growth has in most cases exceeded the projections and appear likely to
continue to do so. More significant however is the recent growth and projected short-term growth in the
delineated market area. These factors will most directly affect development opportunities in the La Quinta
Highway 1 t 1 corridor and the subject site in the immediate period.
Retail Goods Supportable Demand
An analysis prepared in April 1985, by Laventhol 8 Horwath evaluated the supportable demand for retail
goods in the Highway 111 corridor. The analysis assumed the PMA was limited to 3 miles. The analysis
indicated that the supportable retail development in the 3-mile PMA increased from 1.1 million square feet
in 1985 to 2.0 million in 1990 and to 3.5 million in 1995. The basis for this assumption was the conversion
of the retail expenditure potential of the trade area population into supportable square footage of retail
space per data provided in the Urban Land Institute, Dollars and Cents of Shopping Centers, 1984.
The same methodology was updated for this assessment and applied to the expanded trade area to
include the redefined community center market segment. The revisions indicate the total supportable
demand in the redefined market area to be from between 3.8 million to 6.7 million square feet in 1991. It
should be noted that these estimates reflect the total square footage which can be supported by PMA
residents' expenditures. While a portion of these expenditures may be actually expended outside the PMA
(leakage), another portion may be expended in the PMA by outside residents (capture).
Conclusions
The estimated population growth in the delineated market area is projected to increase far more in the near
term than the previous estimates of 10.5%. The two year growth projected by Derrigo Demographic
Studies indicated an increase in the permanent population of 58% in a 5-mile area and of 51% in a 10-mile
area. This coupled with a corresponding increase in the seasonal population will likely result in a
commensurate increasing measure of retail market demand and support.
DRAUGHON ASSOCIATES
Additionally, the previous low estimates of the regional retailing activity near -term growth were predicated
on somewhat narrowly defined assumptions as to market characteristics and competitive boundaries. We
believe the major share of all retail commercial activity will be in the broadly expanded neighborhood,
community and regional market segments with a major portion serving the community -regional market.
The propensity for this growth is clearly reflected in attached Retail Expenditure Potential and Supportable
Retail Square Footage exhibits.
A total supportable retail development of over 322,000 square feet is estimated to exist at the subject site.
This amount increases to over 442,000 square feet in 1991 and expands to over 579,000 at buildout. These
estimates are rounded to the nearest 1,000 square feet. As proposed, the center will provide approximately
463,090 square feet of retail space which reflects 17.2% of the 5-mile la Quinta Highway 111 market share
and 12.1% of the respective 10-mile market share. The proposed development is approximately 68% to
78% of the total estimated supportable demand for the site.
The retail development opportunity for the Highway 111 corridor and the subject site can be easily
supported by the current PMA expenditure potentials. Assuming the project commences construction in
1990, a strong rate of preleasing can be expected for the initial phase of development (approximately
179,195 square feet). Subsequent phases should proceed immediately so that the entire center might be
fully operational by 1995.
RETAIL EXPENDITURE POTENTIAL
FOR PMA RESIDENTS
Washington Street/Highway III
City of La Guinta, California
Transpacific Development Company
Aggregate Income (1989 - $000)
Retail Expenditure Potential
Apparel
General Merchandise
Food
Drugs
Liquor
Eating 6 Drinking
Home Furnishings/Appliances
Building Materials
Specialty/Other Retail Stores
TOTALS:
Derigo Projected Population
1.67%
4.48%
11.25%
1.58%
0.59%
4.35%
1.64%
2.75%
3.84%
32.15%
1989 1991 Buildout
5 mile 10 mile 5 mile 10 mile 5 mile 10 mile
$1,258,264 f2,254,302 $1,723,959 $3,000,745 $2,258,099 $4,214,424
21,013
37,647
56,370
100,993
141,555
253,609
19,081
35,618
7,424
13,300
54,735
98,0E2
20,636
36,971
34,602
61,993
48,317
86,565
$404,532 f724,7!a
Nonseasonal (Permanent) 64,093 116,691
Seasonal 100,411 179,89E
Persons / Household 5 mile PMA 2.89
Mean Household Income $36,215
Persons / Household 10 mile PMA 2.94
Mean Household Income $35,720
Source: Derrigo Demographic Studies; Draughon Associates;
Urban Land Institute, Dollars and Cents of Shopping Centers, 1987.
a
28,790
50,112
77,233
134,433
193,945
337,584
27,239
47,412
10,171
17,704
74,992
130,532
28,273
49,212
47,409
82,520
66,200
115,229
$5554,253 $964,739
37,710
70,361
101,163
188,806
254,036
474,123
35,678
66,588
13,323
24,865
98,227
183,327
37,033
69,117
62,099
115,697
86,711
161,834
f725,979 $1,354,937
101,256 176,264 143,881 273,117
137,574 239,463 180,199 336,316
Projected Net Change
5 mile 10 mile
$999,835 $1,960,121
16,697
32,734
44,793
87,813
112,481
220,514
15,797
30,970
5,899
11,565
43,493
85,265
16,397
32,146
27,495
53,903
38,394
75,269
$321,447 $630,179
79,788 i56,420
79,706 156,420
0D
y,
SUPPORTABLE RETAIL SQUARE FOOTAGE
BASED ON PMA EXPENDITURE POTENTIAL
Washington Street/Highway III
City of La Quinta, California
Transpacific Development Company
Retailing Categories
Apparel
$143
General Merchandise
$113
Food
$251
Drugs
$140
Liquor
$225
Eating d Drinking
$176
Home Furnishings
$80
Building Materials
$90
Specialty/Other Retail Stores
$100
TOTAL SUPPORTABLE RETAIL GROWTH:
LA GUINTA HIGHWAY 111 CORRIDOR
ESTIMATED RETAIL MARKET SHARE/CAPTURE:
(Percentage Share 5 mile PMA
52.00%)
(Percentage Share 10 mile PMA
25.00%)
WASHINGTON-ADAMS SITE MARKET SHARE/CAPTURE:
!Percentage HWY111, 5 mile PMA 22.00%)
(Percentage HWYIIl, 10 mile PMA 8.25%)
1989
5 mile 10 mile
146,944 263,265
498,852 893,741
563,963 1,010,394
142,004 254,414
32,994 59,113
310,992 557,171
257,944 462,132
384,470 688,815
483,174 865,652
2,621,337 5, 054, 697
1,467,095 2,025,435
322,761 368,814
Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 1987;
Draughon Associates.
1991
5 mile 10 mile
201,330
350,437
683,481
1,109,676
772,691
1, 344,1J5
194,561
336,655
45,206
78,686
426,092
741,651
353,412
615,153
526,765
916,694
662,000
1,152,286
3,865,538 6,728,404
2,010,080 2,725,796
442,218 501,264
Buildout
5 mile 10 mile
263,708 492,174
895,246 1,670,851
1,012,036 1,888,935
254,843 475,628
59,212 110,512
558,110 1,041,633
462,910 863,957
689,975 1,287,741
867,110 1,618,339
5,063,211 9,449,768
" 632,870 3,729,509
579,231 669,704
Projected Net Change
(1989 to Buildout)
5 mile 10 mile
116,764
226,909
336,395
777,110
448,133
878,540
112,838
221,214
2E,218
51,399
247,118
464,462
204, %G
401,825
305,505
598,926
383,937
752,687
2,241,874 4,395,071
1,165,775 1,704,074
0C
QO
DF,AjGHGh' ASSOCIATES
MARKET AREA DELINEATION MAP
to mi
5 mi
D kA UG I-,' 01 % ASSOCIATES
COMPETITOR RETAIL OUTLET
LOCATIONS
ft
•.. DD
Thousand
?., Palms
I ..nya
Icy.
Palm SDrings
Target
K Mart cathedral
Pace Whse r
Y
e
•u rwe D...e
k
q
Rancho
Mirage
Marshall's \
Palm
Desert
PriceClub
Home Club
cnn D'.—
Be muda
F Dunes
ITE
Indian Wells
a/ ILa Ouinta
0 1 2 3 4 5mi
PHASE III
Summary
623.094 sf land area
1..3e .v..
.o,0-
PHASE II
Summary
1, 269. 051 sf land area
39.13 .[r..
273. 508 sf gross Bldg area /"
3.6/1 land-to-bldg ratio -.a
w 1095 stalls req'd
3700 stalls prov'd
e zif0 loa er�. a
fete dafx. :4
Wxw .cT
...1.... �' .�' ,� '•,27 i
PHASE I a i
Summary a` �• i%
(NETT 767,195 sf land area17.0
179. 582 sf gross bldg area
3.3 /1 Is
nd-to-bldg ratio
x 718stalls req'd ,3?i-
840 stalls prdv'd'�
. 9/food oro. a
93fB ...11 fa•
.� . �i - ! !A•' Aim p\ O -��� A7 '
w dL
too
Summary
C2. 687, 800 sf land area
�1.
Sr E i
wns.R.
/ Transpacpac ific Development Company
�'fifr nn OFxeWf ea3fvCee. - 300
idYYN[E CAN) 511-33M
YJ
Ulmels3ezo
COMMERCIAL PROJECT
HIGHWAY III C WASHINGTON STREET
LA dUINTA. CALIFORNIA
M•
R°'WNR
qr
`V
fa
MEMBER AGENCIES
Cathedral City
Coachella
Desert Hot Springs
Indio
La Quinta
Palm Desert
Palm Springs
Rancho Mirage
Riverside County
Mr. Stan Sawa
Principal Planner
City of La Quinta
78105 Calle Estado
P. O. Box 1504
La Quinta, CA 92253
RE: Specific Plan 89-014
Dear Mr. Sawa:
RECOW�:o
J N 12 1990
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
January 9, 1990
Thank you for allowing SunLine Transit Agency to review the 111
La Quinta Commercial Center Plans. SunLine Transit Agency
currently operates service on both State Highway Ill and on
Washington Street. Bus service is currently provided at fifteen
to thirty minute frequencies on Highway ill and sixty minute
headways on Washington Street. We therefore ask that bus
turnouts be built upon both of these streets as close to the
intersection of Washington and Highway 111 as possible. These
improvements should also include a passenger waiting shelter on
both Highway Ill and Washington Street. The stop on Washington
Street should be located as close to the intersection as is
feasible. The stop on Highway Ill should be located on the west
side of the approved proposed signal, as close as is feasible.
SunLine Transit Agency has suggested standards for bus turnouts
and passenger waiting shelters. We will be happy to work with
the City and with the developer to create an acceptable design.
We wish to bring to the City of La Quinta's attention that all
four corners of the intersection of Washington and Highway 111
now have some development proposed for them. This is a major
concern to SunLine Transit Agency in that Washington and Highway
Ill is a major transfer point for our system. As I have
described earlier, we currently operate bus service on Washington
Street and on Highway 111. However, given the design of the
09
32-505 Harry Oliver Trail • Thousand Palms, California 92276 • (619) 343-3456
Mr. Stan Sawa
January 9, 1990
Page 2
intersection, passengers wishing to transfer from one route to
another at this location must walk great distances. In addition,
the intersection is not conducive to pedestrian crossings.
We understand that there is a project funded by Measure A which
will study the redesign of this intersection. We strongly
encourage the City of La Quinta to meet with SunLine Transit
Agency as they redesign this intersection and as they review the
three proposed projects on the three undeveloped corners of this
intersection so that some design can be built to facilitate
transfer activity between bus routes in addition to other
pedestrian traffic. We feel that this is a very necessary step
to preserve the safety of not only bus users but other users of
the developments.
If at all possible, an off -site transfer location should be
designed into one of the four corners and/or a pedestrian flyover
should be considered for this intersection.
We realize that this is a major project. We also realize that
the responsibility for such an -improvement should be borne by all
four developers in the area. Therefore, we ask the City to take
the lead in pulling together developers, SunLine and city
engineers to design a safe and effective transit stop location.
Yours Very Truly,
SUNLINE TRANSIT AGENCY
r-
��
Debra Astin
Senior Planner
DA/cmb
J.:I Oq/t
SOUTHERN CALIFORNIA 4 COMPANY
19BI WGONIA AVENUE • REDLANDS, CALIFORNIA
MAILING ADDRESS " 3003, REDLANDS, CALIFORNIA 92373-99a2
January 2, 1990
City of La Quinta
78-105 Calle Estade RE9;r�AiL
La Quinta, Ca 92253
ATTENTION: titan Sawa 8 1990
RE: Specific. Plan No. 89-014 CITY OF LQUINTA
PLANNING E DEVEE LOPMENT DEPT.
Thank you for inquiring about the availability of natural gas service for your
project. We are pleased to inform you that Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas service to
the project could be provided from a 6" gas main in Highway III and Washington
Street without any significant impact on the environment. The service would be in
accordance with the Company's policies and extension rules on file with the
California Public Utilities Commission at the time contractural arrangements are
made.
You should be aware that this letter is not to be interpreted as a contractural
commitment to serve the proposed project, but only as an informational service.
The availability of natural gas service, as set forth in this letter, is based
-upon present conditions of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under the jurisdiction of the
California Public Utilities Commission. We can also be affected by actions of
federal regulatory agencies. Should these agencies take any action which affects
gas supply or the conditions under which service is available, gas service will be
provided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average/Use Per Meter) Yearl
Single Family
Multi -Family 4 or less units
Multi -Family 5 or more units
799 therms/year dwelling unit
482 therms/year dwelling unit
483 therms/year dwelling unit
These averages are based on total gas consumption in residential units served by
Southern California Gas Company, and it should not be implied that any particular
home, apartment or tract of homes will use these amounts of energy.
b. Commercial
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction. Calculations would need
to be made after the building has been designed.
To insure the existing facilities are adequate to accommodate the new development,
an engineering study will be required. Detailed information including tract maps
and plot plans must be submitted to the Gas Company Market Services Representa-
tive, 1-800-624-2497, six months prior to the actual construction of the natural
gas pipeline.
We have developed several programs which are available, upon request, to provide
assistance in selecting the most effective applications of energy conservation
techniques for a particular project. If you desire further information on any of
our energy conservation programs, please contact our Area Market Services Manager,
P.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497.
Sincerely,
Roger Baughm
Technical Supervisor
RLBtme
ccs Environ Affairs - ML209B
'0.. i ; () y a^
z
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE Box 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 3952651
DIRECTORS OFFICERS
TELL IS CODEK S, PRESIDENT THOMAS E. LEVY, GENERAL MANAGERCHIEFENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN P. POWELL NEITH H. AINSWORTH, ASSISTANT GENERAL MANAGER
DOROTHY M, NICHOLS REDWINE AND SHERRILL. ATTORNEYS
THEODORE J. FISH January 5, 1990
File: 0163.1
REC-IV1-
Planning Commission IA,' 1 0 1990
City of La Quints ,,
Post Office Box 1504 CITY Uf LA QUINTA
La Quints, California 92253
PLANNING &DEVELOPMENT DEPT.
Gentlemen:
Subject: Specific Plan 89-014, Portions of
Section 19 and 30, Township 5 South,
Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by the Coachella Valley Stormwater
Channel and may be considered safe from stormwater flows except in rare
instances.
There may be erosion of the banks of the Coachella Valley Stormwater Channel
during periods of unusual rainfall and discharge. The developer shall construct
concrete slope protection on the banks of the Stormwater Channel to prevent
erosion. Plans for concrete slope protection shall be submitted to the
Coachella Valley Water District for review.
A portion of this area is adjacent to the right-of-way of the Coachella Valley
Stormwater Channel. We request that the developer be required to install
suitable facilities to prohibit access to this right-of-way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right-of-way of the
Coachella Valley Stormwater Channel. This includes, but is not limited to,
surface improvements, drainage inlets, landscaping, and roadways.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
TRUE CONSERVATION pJ 09,7
USE WATER WISELY
Planning Commission -2- January 5, 1990
The district: will need additional facilities to provide for the orderly
expansion of its domestic water system. These facilities may include wells,
reservoirs and booster pumping stations. The developer will be required to
provide land on which some of these facilities will be located. These sites
shall be shown on the tract map as lots to be deeded to the district for such
purpose.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
There are existing district facilities not shown on the development plans.
There may be conflicts with these facilities. We request the appropriate public
agency to withhold the issuance of a building permit until arrangements have
been made with the district for the relocation of these facilities.
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
rGe
neral Manager -Chief Engineer
RF:lmf
cc: Don Park
Riverside County Department
of Public Health
79-733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
°•.I„ OC9n
�j
e.
i COUNTY
RfFERSID
Planning & Engineering Office
79.733 Country Club Drive, Suite F
Indio, CA 9Z201
(619) 342.8886
Tat City of La Quinta
Planning Division
RE: Specific Plan 89-014
Commercial Center
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
January 16, 1990
RECEIVE®
JAN 17 1990
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
gkutoRN14
ov ova PRO E�E�B
r" cnoy r
C
O
iq F
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the review/approval of the above referenced
document, the Fire Department has the following comments;
The "First -In" (initial attack) fire stations are located within
2-1/2 to 8 mileso and have a response time of five to six
minutes. The response times of emergency vehicles could be
delayed during peak travel hours at intersections receiving a
Level of Service of "E" or "F".
This project will contribute to the need for additional
equipment, personnel, and/or facilities. Impacts associated with
capitol improvements such as land, buildings, and equipment can
be mitigated with appropriate budget action, and/or developer
participation in a fire protection mitigation program or
assessment district.
The proposed project will have a cumulative adverse impact on the
Department's ability to provide an acceptable level of service.
These impacts are due to the increased number of emergency or
public service calls generated by additional buildings and human
population. The continuing costs necessary for an increased
service level could be mitigated by an increase in the Fire
Department's operating budget.
All questions regarding the meaning of these comments should be
referred to the Fire Department Planning & Engineering Staff.
�S-iincere
`Dennnisnis Dawson
Deputy Fire Marshal
o,jt, (lyQ
Planning & Engineering Office
79,733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
TO: Jerry Herman
Planning Director
City of La Quinta
RE: Specific Plan 89-014
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 2, 1990
REC!# b
E E 9 - 1990
CITY Ul- LA QuiNTA
PLANNING & DEVELOPh1ENT DEFT.
&I
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
As per your request, the payment of fire protection impact
mitigation fees by the project proponents have been included with
the Fire Department conditions for the above referenced project.
Since the City does not have an adopted mitigation fee program
for fire protection impacts, the formula used to calculate fees
for this project was based upon the current standards used in
determining resource requirements. A fire station is required
for each 2,000 dwelling units or 3.5 million square feet of
commercial/industrial occupancy. This project is proposing to
construct 548,716 square feet of commercial area which is 15.7%
of 3.5 million square feet. The costs today to provide a fire
station is estimated at $1,5009000 which includes land,
building,and engine. The percentage of impact of this project to
the cost of a fire station is $235,500 , (15.7% x f1,500,000.).
The Riverside County Fire Department has a fire protection
impact mitigation fee program that is uniformly applied to all
projects in the unincorporated areas and within the Cities that
have adopted those fees by ordinance. These fees are utilized to
mitigate the impacts associated with capitol improvements or
one-time costs such as land, buildings, and equipment. If
desired, we can propose such a program for adoption by the City.
Please let me know if you need any additional information
regarding this specific project or our fee program.
Sincerely,
Y /aoz`;
V "U�
Dennis
Dawson
Deputy
Fire Marshal
cc: City Manager
Chief Regis
10 �� ) log
Planning & Engineering Office
79.733 Country Club ]Drive, Suite F
Indio, CA 92201
(619) 342.8886
TOE City of La Quinta
Planning Division
REt Specific Plan 89-014
Commercial Center
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 2, 1990
Cl I I vi' LA k i-Wi JTA
PLANNING & DEVE.O`."ENT "EPT.
/ gREIFORRIR �
40�MERI Of rOR
F\RE PROrfrcri Mn4
C 4
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the conditions of approval for the above
referenced project, the Fire Department recommends the following
conditions and/or mitigations;
1. All water mains and fire hydrants providing the required
fire flows shall be constructed in accordance with the
City Fire Code in effect at the time of development.
2. Buildings shall be constructed so that the required fire
flow does not exceed 3500 gallons per minute, or
additional mitigation measures approved by the Riverside
County Fire Department and the City of La Quinta will
be required.
3. Prior to the issuance of building permits, the project
proponents shall pay a fire protection impact mitigation
fee of $235,500.
All questions regarding the meaning of the conditions shall be
referred to the Fire Department Planning L Engineering staff.
Ray Regis
Chief Fire Department Planner
BY nJ'4'6600e11
Dennis Dawson
Deputy Fire Marshal
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN 1. NEWMAN
FIRE CHIEF
February 13, 1990
Planning 6r Engineering Office
79.733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
TOs City of La Quinta
Planning Division
REs Plot Plan 90-434
Phase 1 and 3 of SP 89-014
RECEIVED
FEB 13 1990
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEFT.
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the conditions of approval for the above
referenced plot plan, the Fire Department requires that the
following fire/life safety measures be provided in accordance
with the La Quinta Municipal Code, Uniform Fire Code and other
recognized fire protection standards
ACCESS
1. Prior to the use/occupancy of the "Major A" building of Phase
III. the access road proposed along the northern boundary of the
project shall be completed as required to provide through
circulation.
2. All future building expansions shall be subject to a site
plan review/approval prior to issuance of building permits.
3. A minimum unobstructed width of 24 feet shall be maintained
for all access roads, with certain areas designated as fire
lanes.
WATER
4. The water mains shall be capable of providing a fire flow of
5000 gpm and an actual fire flow available from any two adjacent
hydrants shall be 2500 gpm for 2 hours duration at 20 psi.
5. A combination of on -site and off -site Super hydrants (6" x 4"
x 2-1/2" x 2-1/2") shall be located not less than 25' or more
than 165' from any portion of the building(s) as measured along
approved vehicular traveiways.
J.., 102
i
Planning Division
RE: PP 90-434
2/13/90
Page 2
6. The required water system including fire hydrants shall be
installed and accepted by the Coachella Valley Water District
prior to any combustible material being placed on the site.
7. Prior to issuance of building permits, the applicant/developer
shall furnish one blueline copy of the water system plans to the
Fire Department for review/approval. Plans shall conform to the
fire hydrant types, location spacing, and the system shall be
designed to meet the fire flow requirements. Plans shall be
signed/approved by the local water company and a registered civil
engineer with the following certification: "I certify that the
design of the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
GENERAL
8. Prior to the issuance of building permits, the developer shall
deposit S235,500 as a mitigation for fire protection impacts.
9. Buildings shall be constructed so that the fire flow required
for any individual building or unseparated area does not exceed
3500 gpm.
10. Final conditions and requirements with regards to type of
construction, area separations, or built-in fire protection
systems will be addressed when the building plans are reviewed. A
plan check fee must -be paid to the Fire Department at the time
building plans are submitted.
All questions regarding the meaning of these conditions should be
referred to the Fire Department Planning & Engineering Staff at
(619) 342-88136.
Sincerely
RAY REGIS
Chief Fire Department Planner
Dennis Dawson
Deputy Fire Marshal
Ar-
A;
0 r CHAMBER COMMERCF
'ram; -z
February 5, 1990
Mr. Stan Sawa, Principal Planner
City of La Quinta
La Quinta, CA 92253
RE: Case No. - Specific Plan 89-014
Dear Stan,
Our Board of Directors reviewed the above referred to case
with the following conclusions:
1. The Chamber does not see where the three areas of
concern set forth in your Development Review will
adversely affect the immediate area surrounding the
development or the City of La Quinta in general.
2. The Chamber sees the proposed new commercial
development a plus for La Quinta in the form of
additional tax revenues.
3. The Chamber believes business entities, such as the
bowling alley and movie theater would draw outsiders
to the La Quinta area.
The Executive Board and Board of Directors agree to support
this project.
Sinc rely,
JW
�
Jim Brotherton, Jr., President
La Quinta Chamber of Commerce
RECEIviz
FEB - 6 iggp
CITY OF LA QUINTA
PLANNING 8 DEVELOPMENT DEPT.
J., I , 1 U i
POST OFFICE BOX 255. 51-351 AVENIDA BERMUDAS. LA QUINTA, CALIFORNIA 92253 • (619) 564-3199
PHASE I
Summary
(NET) 769.1.32 of land area
•• 182,819of yron Dldq area
la
3.2 /1 land-lotall, ratio
• tall, np'0
799 stall
ls�rov'0
la ev.•...r.�• ly
dr"
p ,
CI �
_ L �I,®j;C7 J L7� .� Qa� F
�_
---------
a=
PHASE II PHASE III
Summory Summary
(NET) $64,686of land 14 (NET) 943,737 of lane area Ee
•. .
•• 2U,/1 pros, bldq ore. •• 220,J78 f1 prou Dldq ore0 ?6
3.0/1 lonb-to-bloq ratio 3.3 /1 IanE-to-bloq ratio l�
• 656 •tolls req'd • 662slallf rep'd I�wi_i�� 0..
1140 stalls rov'l 1220 stalls rov'd loo
.,(Ia�N .,... :. , Summary
rwo wv •ewe un m• .iini
q».. s-wri . w • vu..w�`� e y (NET) 2.577,555 si n '!
a d area a �s
.. ....�.. w.r
`e '�'•"'�"� •• 817 59{ sf ,rots bld, area
wvw sonuu euall irzu. 3.2 /1 land-lo-0Idq ratio ^•
2471 of?! Is rop'a <
�"•".� :,: d.P.CA,.i'L'�. s..•`y,�''.I».OYd :, 3I59 tv/sxo F'd �
.. M
m�
Transpacific Developfwnl Cospony
.m arawa soAnwo.•no��uwxe
Q)
COMMERCIAL PROJECT q�
HIaMYAV I" Y VtA ING}ON ETRCCT
LA W,NTA, CAL IS011r1IA
RECD. 2/8/90
U
rrNss"'s"
Summary
(NET) 769,132 st load area
=. .e «.n
Transpoaiti rel sen C n
9f.
_ .. 182.$19 st gross Bldg also
31/1 land-to-Dldg ratio
ref,
um ue-eeea
731 stol Is reg'd
i� 799 stall��ror 'd
.1218
COMMERCIAL PROJECT
veene..�«�. es
' ./NpvrNopu.. "COYbMrip
RECD 2/8/90
NIQW"Y 111 At WINTA, TON fT i,k
`"«'N7., CLLI MNI"
i
w.
ktWM A CRITERIA
W10• . 111t .Ie p/ • VMM . M HKU KO'0
yMY A 111...Is tell . (E>•.HI pl . IY 1Y p
.MIYeL.iNN.Y NYI+KO'0
EH e1gLf /gYE1q ■Y N .w E' rif
LQPD.
RECD.FEB. 1, 1990
�1i11Tf�fr1Y15 - r T-------- -- -----------
I 4 �'44� A I.f}i��ll; ''11CFH1111 _ afJ
1$4
STA�IOy'•
! cAa•NASN
sY e
ale rw n
n
,e
Summary
0.8
(NET) 929.965 sc land area
Eo.. «...
I
•. 217 802s1 gross bldq area
x
33/1 land—to—bldq rotlo
• 871 stalls reg'd
e
s
1198stal is pprov'd
,s 9
s.s/IYO «w'.
110Ew1E .0.11 E;
O ®
Y E.Yls.. ,a IS
`oC
.. �. IE00 ► MWO ON V.L.J, wwOMMINWla
AKIYY[� 4L KCII 14 AeW
e
. K.�r.r1wA 1
% e ci-si eN= V( ,/ 1
COMMERC 1 AL PROJECT �:&
NIG~Y 111 k WASN INOYON 9rR[((T
LA QUINTA• CAL1 OWiIA
ww e«e
WiEri
WEST ELEVATION _
South ELEVATION
SOUTH ELEVATON
SOUTH ELEVATION
111 LA QUINTA
TNAASVAO/IC DEVELMNBIT OON•ANT
n77C4wWw AaAwwd, SWb=
R,N ll a
wy r,1, AW.++obnDNI.•1*"
I,a+�, a
I
r
c
WEST ELEVATION
SOUTH ELEVATION
SOUTH ELEVATION
SOUTH ELEVATION
1 LA QUINTA
TRAMSPACE C OrigLOPY®IT Od.ANT V
T�. CA. p00t-]325 v
(213) Ole wIi
Sli
H9M'mY lit A WmN�Ygpn 8mM
La OuirYa, CWkmrim
EAST EIEVATM
NOFrrM EEVATON
i!°I®®®Iiinn��E��
1-� 11 1 1 1
111 LA QUINTA
TNANSPACwC OfV60PYENT C W
MT CnMw �. S =
Ta . G. 6 13
10 1116 w"N on91
V im. C.6Ta
EAST ELEVATION
L a L — \ won L
NORTH ELEVATION
NORTH ELEVATION ii
row . vwo,t i +none ,uLan , Ran
NORTH ELEVATION
TR~ACRIC OEVELOPmR COIPANT
V
111 LA QUINTA 2JT CnwwBpWAC. S)300
3326
Tp,Rw. CA. E060lM
U
(213) Et6]OOD
H/yRET i,l A Wr,Yr�pbn BYM
la OukiY. cram.
k
✓D tl
Z
tj
�
A
i
C
a
PLANNING COMMISSION RESOLUTION 90-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT
89-150 AND APPROVAL OF SPECIFIC PLAN 89-014.
CASE NO. SP 89-014 - TRANSPACIFIC DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 13th day of February, 1990,
hold a duly -noticed Public Hearing to consider the request of
Transpacific Development Company for a commercial shopping
center on a 60+ acres located on a site bounded by the
Whitewater Storm Channel on the north, Highway Ill on the
south, Adams Street on the east, and Washington Street on the
west, more particularly described as:
A PORTION OF THE NORTHEAST QUARTER OF SECTION 30,
TSS, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19,
TSS, R7E, S.B.B.M.
WHEREAS, said Specific Plan 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 has
conducted an initial study and has determined that, although
the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the
Conditions of Approval will mitigate those project impacts to
levels of insignificance; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 89-014, 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 recommendation for approval of said Specific Plan:
1. 7'he proposed Specific Plan is consistent with the goals
and policies of the La Quinta General Plan and adopted
Specific Plan.
2. The Specific Plan is compatible with the existing and
anticipated area development.
BJ/RESOPC.043
113
3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
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. 89-150, indicating that the
proposed Specific Plan will not result in any significant
environmental impacts as mitigated by the recommended
Conditions of Approval;
2. That it does hereby recommend to the City Council
approval of the above -described Specific: Plan request for
the reasons set forth in this Resolution, and subject to
the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 13th day of
February, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
TERRY H:ERMAN, Planning Director
City of La Quinta, California
11.4
BJ/RESOPC.043 - 2 -
PLANNING COMMISSION RESOLUTION 90-
CONDITIONS OF APPROVAL - PROPOSED
SPECIFIC: PLAN 89-014
FEBRUARY 13, 1990
PLANNING & DEVELOPMENT DEPARTMENT
1. The development shall comply with Exhibit 1, the Specific
Plan for Specific Plan 89-014,the approved exhibits and
the following conditions, which shall take precedence in
the event of any conflicts with the provisions of the
Specific Plan.
2. The approved Specific Plan shall be used within one (1)
year of the approval date; otherwise, it shall become
null and void and of no effect whatsoever. "Be used"
means the beginning of substantial construction which is
contemplated by this approval, not including grading,
which is begun within the one-year period and is
thereafter diligently pursued to completion.
3. Exterior lighting for the project shall comply with the
"Dark Sky" Lighting Ordinance. Plans shall be approved
by the Planning and Development Department prior to
issuance of building permits. All exterior lighting
shall be provided with shielding to screen glare from
adjacent streets and residential property to the north,
to the satisfaction of the Planning and Development
Department. Parking lot light standards shall be a
maximum 30-feet in height.
4. Plan for adequate trash provisions for each phase as
constructed shall be approved by the Planning and
Development Department prior to issuance of building
permits. Plan to be reviewed for acceptability by
applicable trash company prior to City review.
5. Comprehensive sign program for center (business
identification directional, and monument signs, etc.)
shall be approved by the Planning and Development
Department prior to issuance of building permit.
Included in approvals should be applications for any
adjustments to sign provisions required„
6. Prior to issuance of any grading or building permits,
mitigation measures as recommended by Archaeological
Assessment UCRARU 41023 shall be completed at the
Applicant/Developers expense.
7. 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:
BJ/CONAPRVL.038 - 1 - J. ; 115
o City Fire Marshal
o Cal Trans
o City of La Quinta Public Works Department
o Planning and Development Department, Planning and
Building Divisions
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.
8. 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.
9. Prior to issuance of any building permits, the Applicant
shall submit to the Planning Division for review and
approval a plan (or plans) showing the following:
a. Landscaping, including plan types, sizes, spacing,
locations, and irrigation system for all landscape
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.
C. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
Preparation of the detailed landscape and irrigation
plans shall be in substantial conformance with the
approved preliminary landscape plan on file with the
Planning and Development Department. The plans submitted
shall include the acceptance stamps/signatures from the
Riverside County Agricultural Commissioner's office and
Coachella Valley Water District (CVWD).
10. Screening of parking lot surface shall be provided from
all adjacent streets through use of berming, landscaping
and/or short decorative walls.
11. f[andicap access facilities and parking shall be provided
per State and local requirements.
BJ/CONAPRVL.038 - 2 -
116
12. Prior to issuance of first building permit, parking
analysis shall be submitted to Planning and Development
Department to verify. Compliance of parking spaces
provided based on Urban Land Institute Guidelines. Prior
to each subsequent phase beginning construction a new
parking study based on existing usage and potential
demand. In each study, building size adjustments shall
be made if it is determined that a parking deficiency
exists.
13. Project may be constructed in phases. Plans showing
exact phasing shall be approved by the Planning and
Development Department prior to issuance of building
permits. All perimeter street sidewalks, landscaping,
and screening along Highway 111 shall be put in with the
applicable phase, except at the time the first two phases
are complete, the last phase improvements shall be
completed. This will also apply to landscape buffer
along north property line.
14. Bus turnouts and bus waiting shelters shall be provided
on Washington Street and Highway ill as requested by
Sunline transit when street improvements are installed.
15. Minimum landscaped setback along Washington Street shall
be 34-feet.
16. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire site which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during 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 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.
117
BVCONAPRVL.038 - 3 -
17. 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.
18. Construction shall comply with all local and State
building code requirements as determined by the Building
Official.
19. Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
20. 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 submission of
building plans for plan check or issuance of grading
permit, whichever comes first. 'Me study shall
concentrate on noise impacts on building interior areas
from perimeter streets, and impacts on the proposed
residential uses to the north across the Wash and provide
mitigation of noise as required in the General Plan. The
study shall recommend alternative mitigation measures for
incorporation into the project design. Study shall
consider use of building setbacks, engineering design,
building orientation, noise barriers, (berming,
landscaping and walls, etc.) and other techniques.
21. Street dedications, bikeways, easements, improvements,
landscaping with permanent irrigation system and
screening, etc., to satisfaction of City, shall be
provided by Applicant/Developer for any site(s) where
dedication of land for public utilities and/or facilities
is required.
22. All air quality mitigation measures as recommended in the
Negative Declaration shall be complied with.
23. 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
SP 89-014 and EA 89-150 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 89-150 and SP
E39-014 which must be satisfied prior to the issuance of a
building permit. Prior to final building inspection
BVCONAPRVL.038
- 4
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 mitigation measures of EA 89-150 and SP
89-014. The Planning and Development Director may
require inspection or other monitoring to assure such
compliance.
24. The 24-foot wide aisle next to satellite pads, that runs
parallel to Highway 111 shall be widened to 30-feet.
25. Southerly access of Washington Street service station to
main driveway shall be relocated further to the east to
minimize traffic movement, turning, and stacking
conflicts to satisfaction of the City.
26. On -site intersection located between pad "N" and "A" in
Phase I area shall be redesigned to eliminate
intersection which crosses in front of pad "N" (creates
traffic confusion and hazards) to satisfaction of
Engineering and Planning and Development Department.
27. In Phase 3 area, short parking aisles near Highway 111
(perpendicular) shall be revised to align with long
aisles to north (to eliminate traffic movement conflicts).
28. All buildings in center shall be designed with unified
architectural theme utilizing matching exterior
materials, colors, roofs, etc.
29. All conditions of the Design Review Board shall be met as
follows:
1. Architect to provide a more detailed sketch
of the sections.
2. More, and possibly a rounding of the arches.
3. Details to be provided for the fast food
stores.
4. Blow up the design details (vignettes).
5. Detailed security lighting on the rear
buildings.
6. Major building on the east end to be designed
to be integrated with the other buildings.
30. Other than pedestrian doors, no overhead or similar door
shall open to the north or towards any residentially
zoned property.
BJ/CONAPRVL.038 - 5 - 11
31. Applicant/Developer shall work with City and provide and
install work of art (sculpture, fountain, etc.) at theme
plaza at corner of Highway 111 and Washington Street.
32. Decorative screen wall shall be provided around recycling
center.
33. Variety in setbacks and siting shall occur in development
of pads.
34. Walkway for pedestrian access from public sidewalk to
parking lot shall be provided at intersection of
Washington Street and Highway 111 and Adams Street and
Highway 111.
35. No outside cart or other storage shall be permitted
unless completely screened in a City approved area.
36. Parking lot stripping plan including directional arrows,
stop signs, no parking areas, parking spaces shall be
approved by Planning and Development and Engineering
Departments prior to issuance of building permits.
37. Plot Plan or Conditional Use Permit applications, as
deemed necessary by C-P-S Zone requirements, shall be
processed for each pad site.
38. The Planning Commission shall conduct annual reviews of
this Specific Plan. During each annual review by the
Commission, the Developer/Applicant shall be required to
demonstrate good faith compliance with the terms of the
Specific Plan. The Applicant/Developer- of this project
hereby agrees to furnish such evidence of compliance as
the City, in the exercise of its reasonable discretion,
may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good
faith compliance with the requirements of the Specific
Plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months
at a time.
39. Temporary access from signalized Highway 111 access to
Phase 1 shall be paved as required by Engineering
Department and Fire Marshal.
40. All outside storage areas shall be completely screened
with architecturally compatible materials, so as not to
be visible from adjacent streets, properties parking lots.
41. "Plaza" area shall be provided in front; of shops between
Major "A" and "B". Plaza to include landscaping,
hardscape, street furniture, and accent feature(s).
42. All compact spaces shall be clearly marked "compact cars
only".
BJ/CONAPRVL.038 - 6
1�q
43. Circulation of aisle next to pads in Phase 1 parallel to
Washington Street and Highway 111 shall be revised to
eliminate all 90-degree and aburpt turns to satisfaction
of Planning and Development Department.
FIRE MARSHAL:
44. Fire protection impact mitigation fee of $235,500 shall
be paid to the City as required by City Fire Marshal.
45. All conditions and requirements of the Fire Marshal shall
be met as determined during Plot Plan or Conditional Use
Permit application review.
ENGINEERING DEPARTMENT:
46. The Applicant shall have a registered civil engineer
prepare the grading plan. The engineer who prepares the
grading plan shall:
A. Provide written certification prior to issuance of
any building permits that the constructed rough
grade conforms with the approved grading plans and
grading permit.
B. Provide written certification of the final grade
and verification of pad elevations prior to
receiving final approval of the grading.
47. The Applicant shall submit a copy of the proposed
grading, landscaping and irrigation plans to the
Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
48. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with the grading plan.
The report recommendations shall be incorporated into the
grading plan design prior to grading plain approval. The
so:Lls engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
49. All underground
trenches compacted
construction of
engineer retained
certified reports
the City Engineer.
utilities shall be installed, with
to City standards, prior to
any street improvements. A soils
by the Applicant shall provide
of soil compaction tests for review by
BJ/CONAPRVL.038 - 7 - tl_ 121
50. The Applicant shall pay all fees charged by the City as
required for processing, plan checking and construction
inspection. The fee amount(s) shall be those which are
in effect at the time the work is undertaken and
accomplished by the City.
51. A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111,
and all Caltrans requirements shall be implemented.
52. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements.
53. Prior to issuance of any building permit, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
54. The right-of-way dedications for public streets shall be
as follows:
A. Washington street: 60-feet half -street plus
additional right-of-way for extra lanes at
Washington/Highway 111 intersection, all as needed
on eastside of the centerline of the adopted
Washington Street Specific alignment.
B. Highway 111: 60-feet half -street minimum, or as
required by Caltrans, plus additional right-of-way
for extra lanes at Washington/Highway ill
intersection as needed.
*C. Adams Street: 44-feet half -street plus additional
right-of-way for appropriate transition and turning lanes
at the intersection of Highway 111. as required by the
City Engineer to compliment the future Primary Arterial
street improvements south of Highway 111.
55. Access to the site from public streets shall be as
follows:
*A. Highway 111, if approved by Caltrans;
1.) Full access to Highway 111 shall occur at two
signalized intersections only, one that
matches up with Simon Drive and the other
shall match the future access drive to
Washington Square on the sou.thside of Highway
ill.
BJ/CONAPRVL.038 - 8 - 'A- ] ')
>, 2
2.) Right turn-in/out access to Highway Ill may
occur at six locations (if approved by
Caltrans), none of which shall be closer than
600-feet from the Washington Street
intersection centerline or closer than
250-feet from the Adams Street intersection
centerline.
B. Adams Street
1.) Full access to Adams Street shall occur at
three locations only, none of which may be
closer than 250-feet from the Highway 111
intersection centerline. The northerly
access shall be constructed at a location
that provides adequate sight distance in both
directions.
C. Washington Street
1.) Right turn-in/out access only to Washington
Street shall occur at one location only no
closer than 450-feet from the Highway 111
intersection centerline.
56. Applicant shall pay 1000 of the cost for design and
construction of the following street improvements:
*A. In general, the Applicant is responsible for all
street improvements on the "development side" of
the street centerline for all streets adjacent to
the development site, unless specifically
conditioned otherwise. All street improvements,
including street lighting, shall be designed in
accordance with the requirements of the City
Engineer and Caltrans where appropriate.
B. Washington Street: From Highway 111 to the
Whitewater Channel bridge: half -width General Plan
street improvements and appurtenant conforms and
amenities plus additional turning lanes at the
Highway 111 intersection in accordance with the
Washington Street Specific Plan.
C. Highway Ill: From Washington to Adams Streets: as
a minimum, Caltrans may require more, half -width
General Plan street improvements and appurtenant
conforms and amenities, plus turning lanes at the
intersections, plus transitions as needed beyond
the limits of the development site.
*D. Adams Street: From Highway 111 to the Whitewater
Channel: half -width street improvements and
appurtenant conforms and amenities, plus turning
lanes and appropriate transitions as needed at
Highway 111 intersection. The 14.-foot wide travel
lane is eligible for reimbursement.
a. 123
BJ/CONAPRVL.038 - 9 -
57. Applicant shall accept responsibility for preparation of
street plans at locations determined by City Engineer.
*58. Applicant shall participate in 50% of the cost to design
and construct a low water crossing through. the Whitewater
Channel on Adams Street; half of the Applicant's cost
responsibility is eligible for reimbursement.
59. The City reserves the right to add additional public
facilities as needed to the Mello -Roos District being
formed to fund the public facilities in the project
area. The Applicant has no fiscal responsibility for
improvements added to the District by the City that are
not a Condition of Development for this Specific Plan.
*60. Traffic signals, including interconnect, are required at
the following intersections; the Applicant shall pay a
proportional share for the design and construction of
these signals as follows:
A. Highway 111/Washington Street
100% front-end funding, 75% reimbursement
B. Highway 111/Simon Drive
100% front-end funding, 50% reimbursement
C. Highway 111/Washington Square
100% front-end funding, 50% reimbursement
D. Highway 111/Adams Street
100% front-end funding, 50% reimbursement
61. The Applicant shall pay 7.25% of the cost to design and
construct the Washington Street bridge expansion across
the Whitewater Channel.
62. The Applicant shall provide subterrain storm drain
facilities that will remove run-off from the 100-year
storm without causing ponding or flooding of the on -site
parking lots and access roads, Highway 11, Washington
Street, and Adams Street.
*63. Applicant shall provide 20-foot wide drainage easement(s)
as required by the City Engineer that cross the site from
Highway 111 to the Whitewater Channel to permit
installation of a subterrain storm drain pipe to drain
the property south of Highway 111. No structure shall
encroach into the easement(s).
64. The Applicant shall relocate all existing overhead
utility lines that are adjacent to the development site
or cross the site to underground facilities. All future
utilities that will serve the site shall also be located
underground. Power lines rated above 12,000 volts are
excluded from the undergrounding requirement.
v
BJ/CONAPRVL.038 - 10 -
1`4
65. Applicant shall design loading docks that front along the
Whitewater Channel in a manner that ingress to the docks
occurs only from Adams Street and egress occurs only at
Washington Street.
66. Trash dumpsters located in within public view shall be
partially recessed below grade and. aesthetically
landscaped on three sides and aesthetically gated on the
fourth, all as approved by the City Engineer. The top of
the dumpster and landscaping shall not exceed 42-inches.
*67. The Applicant shall provide landscaped setback areas
between the street right of way and the perimter wall
along the site boundary streets. The landscape
improvements shall be designed and installed by the
Applicant in accordance with the City Engineer's
requirements. The width of the setback areas shall be as
follows:
A. Washington Street - 34-feet
B. Highway 111 - 50-feet
C. Adams Street - 10-feet.
The Applicant shall form a merchant's association
consisting merchants located at the site to fund and
administer maintenance of the landscaped setback lots and
contiguous parkways.
68. The Applicant may obtain reimbursement from the
Mello -Roos District for those portions of the
improvements specifically noted in these Conditions as
eligible for reimbursement, if the District is
successfully formed and if the improvements are installed
at the Applicants's expense prior to availability of bond
proceeds.
If the improvements are installed with bond proceeds
after formation of the District, the Applicant is
relieved of the annual bnefit assessment for those
portions of the improvements specifically noted in these
Conditions as eligible for reimbursement.
69. The Applicant shall dedicate land for an Imperial
Irrigation District substation prior to final approval of
any land division map prepared for this commercial site.
70. Applicant shall pay all fees and costs, including wages
and overhead, incurred by the City attributeable to this
commercial development as it pertains to all aspects of
plan preparation, administration, plan checking and
inspection of the public improvements.
BJ/CONAPRVL.038 - 11 - , 12 5
CONDITIONS OF APPROVAL - PROPOSED
PLOT PLAN 90-434
FEBRUARY 13, 1990
PLANNING AND DEVELOPMENT DEPARTMENT:
1. The development of the site shall generally be in
conformance with the Exhibit contained in the file for
Plot Plan 90-434, unless otherwise amended by the
following conditions.
2. The approved Plot Plan shall be used within one (1) year
of the approval date; otherwise, it shall become null and
void and of no effect whatsoever. "Be used" means the
beginning of substantial construction which is
contemplated b this approval, not including grading,
which is begun within the one-year period and is
thereafter diligently pursued to completion.
3. All applicable conditions of Specific Plan 89-014 which
pertain to this Plot Plan shall be met prior to issuance
of any permits.
4. This approval is for Phases 1 and/or 3 as noted on
approved plans for Specific Plan 89-014. All pad
structures including service stations shall be subject to
approval of separate plot plan or conditional use permit
applications as required by Municipal Code.
5. 46th Avenue right-of-way shall be vacated prior to
issuance of any building permits.
CITY FIRE MARSHAL:
6. All water mains and fire hydrants providing the required
fire flows shall be constructed in accordance with the
City Fire Code in effect at the time of development.
7. Buildings shall be constructed so that the required fire
flow does not exceed 3,500 gallon per minutes, or
additional mitigation measures approved by the Riverside
County Fire Department and the City of La Quinta will be
required.
8. Prior to the issuance of building permits, the project
proponents shall pay a fire protection impact mitigation
fee of $235,000.
BJ/CCONAPRVL.039 - 1 - + 1 26
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
January 23, 1990
I.
II
III
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 Moran.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Steding, Moran,
Bund, and Chairman Walling.
B. Staff Present: Planning and Development Director
Jerry Herman, Principal Planner Stan Sawa,
Department Secretary Betty Anthony.
A
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
CONTINUED HEARING: Tentative Tract 25402; a
request to subdivide 35.66 gross acres into 61
residential lots and other miscellaneous lots.
1. Planning Director Jerry Herman presented the
request and stated that the Planning and
Development Department had received another
request to continue this matter to the
February 13, 1990 meeting.
2. Chairman Walling opened the Public Hearing.
No one wished to address the Commission at
this time.
3. A motion was made by Commissioner Zelles and
seconded by Commissioner Moran to continue
the Hearing to February 13, 1990 meeting.
Unanimously approved.
BJ/MIN1/23
.1 L)`%
IV. PUBLIC COMMENT
James Lloyd, 77-313 Mazatlan, spoke regarding the
relocation of the gates on Fernando and Obregon.
Mark Simon, Boys Club President, Simon Motors, spoke in
favor of changing 50th Avenue to Andy Williams Drive.
Beverly Montgomery, P. O. Box 788, La Quinta, spoke in
favor of changing 50th Avenue to Andy Williams Drive.
V. CONSENT CALENDAR
Commissioner Steding asked that the minutes be corrected
to show that she voted no on the consideration of street
name changes. There being no further changes,
Commissioner Steding moved and Commissioner Moran
seconded to approve the minutes of January 9, 1990.
Unanimously approved.
VI. BUSINESS SESSION
A. Setting name change for Avenues 50, 52, and 54; a
City
initiated request to consider the renaming of
the
above 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.
Commissioner Moran questioned if only those
names and streets mentioned at this time
could be considered.
3.
Commissioner Bund questioned whether all
three streets should be considered at the
same time.
4.
Commissioner Zelles stated he felt the
Commission should consider only Avenues 50
and 52.
5.
Commissioner Steding questioned whether the
public would be given enough notice as to
what streets are proposed to be changed and
what names were being considered. Planning
Director Jerry Herman stated that that
publishing procedure should allow for enough
time.
BJ/MIN1/23
- 2 -
VII
6. Discussion followed as to the! exact wording
of the resolution. It was determined that
the resolution should read for all three
streets and all names to be considered but
not identify which streets should receive
which name.
7. Commissioner Moran moved and Commissioner
Zelles seconded a motion to adopt Planning
Commission Resolution 90-004 and notice for
public hearing the consideration of name
changes for Avenues 50, 52, and 54 for March
13, 1990. Passed on a roll call vote of four
to one with Commissioner Stedi_ng voting no.
B. Tentative Tract 24208, Cactus Flower; a request by
La Quinta Associates, Elizabeth Williams to
consider a review of proposed architectural
elevations.
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. There being no discussion, Commissioner Moran
moved and Commissioner Zelles seconded a
motion to approve the architectural elevation
by Minute Order 90-002. Unanimously approved.
ADJOURNMENT
A motion was made by Commissioner Steding and seconded by
Commissioner Moran to adjourn to a regular meeting on
February 13, 1990, 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 7:21 P.M., January 23, 1990.
BJ/MIN1/23 - 3
BI-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 13, 1990
CASE NO. SPECIFIC PLAN 84-003 (AMENDMENT #2)
APPLICANT: RUFUS ASSOCIATES
REQUEST: APPROVAL OF A ONE-YEAR EXTENSION OF TIME FOR
A SPECIFIC PLAN WHICH ALLOWS A 86 ROOM HOTEL
(THE ORCHARD) ON 37.5 + ACRES..
LOCATION: SOUTH SIDE OF 50TH AVENUE APPROXIMATELY
1/4-MILE WEST OF JEFFERSON STREET.
EXISTING
ZONING: C-T (TOURIST COMMERCIAL)
GENERAL PLAN
DESIGNATION: SPECIAL COMMERCIAL
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 TIME EXTENSION REQUEST.
BACKGROUND:
The original Specific Plan approved by the City Council on
February 7, 1984, was for the construction of a 60-unit hotel
on 28.8 acres.
An amendment was processed in 1986 to increase the acreage to
37.5 acres (increase of 8.7 acres) and increase the hotel units
to 86 (increase of 26 units). This amendment was considered by
the Planning Commission on January 28, 1986. The Commission
recommended approval subject to conditions. The City Council
concurred with the Commission on February 18, 1986, and adopted
Council Resolution No. 86-11, subject to conditions. Condition
#4 limited the approval to two years (February 18, 1986, to
February 18, 1988).
The Applicant requested an amendment to Condition #4 to permit
the approval for one more year. The Commission considered the
request on February 9, 1988. The Commission recommended
approval of the one-year extension. The City Council
considered the request and granted the extension on February
16, 1988.
BJ/STAFF'RPT.040 - 1 - 0' 131)
The Applicant, in February of 1989, requested that Condition #4
be eliminated, or a one-year time extension be granted. State
law does not address the issue of time limits for Specific
Plans, nor do City Ordinances.
Upon recommendation of the Planning Commission, the City
Council at their meeting of April 8, 1989, approved a further
one-year extension and amended a condition to require the
Applicant to justify to the Planning Commission further time
extension. requests.
CURRENT REQUEST:
Presently the property is in proceedings under Chapter 11 of
the Bankruptcy Code. The appointed trustee has requested this
time extension because they are negotiating with a party for
purchase of the property and subsequent development of the
hotel. They are hoping to complete the sale of the property
and secure construction financing soon. The original Applicant
and potential buyer have also submitted letters requesting the
extension. Attached are letters from Mr. Lawrence Diamant, the
trustee, Mr. Gary Lohman of Rufus Associates, and Mr. Tom
Burke, the potential buyer, documenting the need for this
request.
ANALYSIS:
To date, other than clearing of
been done on the site. With a
the project could be built soon.
some citrus trees, little has
new owner and adequate financing
The Fire Marshal has indicated a concern with the Fire
Department conditions which were imposed in January, 1984,
utilizing the 1982 Edison of the Model Codes. Since that time,
the codes have been updated twice, in 1985 and 1988.
Presently, the City's Fire Ordinance is on its second
revision. The Fire Marshal notes that changes in
capability/needs, service levels technology, tactics,
procedures and policies have occurred and affect this project.
The Fire Department is recommending that a complete review of
the project including conditions of approval be conducted prior
to approval of this extension request.
There are other items of concern that affect the project, such
as height restrictions near 50th Avenue and the 20-foot deep
landscape lot adjacent to 50th Avenue. These items are current
concerns that are imposed as conditions of approval on new
projects., There may be other items or conditions which need to
be updated or added.
e
BJ/STAFFRPT.040 - 2 -
131
RECOMMENDATION:
The Specific Plan requires that the Applicant demonstrate good
faith compliance with the terms of the approval prior to any
further time extensions. The Applicant, potential buyer, and
appointed trustee (for Chapter 11 filing) have submitted
letters requesting the extension. The Commission may wish to
obtain additional justification at the meeting.
Staff recommends that approval of this extension by adoption of
Planning Commission Resolution 90- subject to all current
Fire Department conditions and requirements, all current
Specific Plan 84-003, (Amendment #2) conditions, and adding the
following conditions:
1. A minimum 20-foot deep landscape setback shall be
provided along 50th Avenue. Design of the setback shall
be approved by Planning and Development Department.
Setbacks shall be measured from ultimate right-of-way
lines. Setback to be maintained by the Applicant and/or
operator of the hotel, unless alternate methods are
approved by the Planning and Development Department.
2. 75% of all structures within 150-feet of 50th Avenue
right-of-way shall not exceed one story in height
(maximum 20-feet), as approved by the Planning and
Development Department.
Attachments:
1. Location map
2. Letters from Gary Lohman, Tom Burke,
3. Letter from City Fire Marshal
4. Draft Planning Commission Resolution
request
5. Approved conditions for SP 84-003
BJ/STAFFRPT.040 - 3
and Lawrence Diamant
approving extension
132
RUFUS ASSOCIATES
POST OFFICE Box 299
LA QUINTA, CALIFOR IA 92253 CADLES-
(619) 564-6676 LAwsPEC
LA QUINT&. CA
TEL x
6711612 ORCHD
January 17, 1990 TELEOOPIER
Mr. Jerry Herman [A,jl S P IC,'
Planning and Development Director
City of La Quinta CITY Or LA QuiNTA
78-105 Calle Estado PLANNING 3 nELOPN!ENT DEPT.
La Quinta, California 92253
Subject: Specific Plan No. 84-003, Ammendment No. 3
Dear Mr. Herman:
On April 18, 1989, the City Council approved a one year time extension
of the above referenced specific plan as modified by condition #4 of that
approval.
We continue to receive inquiries relative to the sale of the property and
we are currently working with one party relative to the development of
the Orchard Hotel. Mr. Tom Burke has actively been seeking the
financing of the construction since November of last year and has
demonstrated to us the ability to put that financing together. Any
expiration of government approvals will defeat his purpose and cause
additional time delays as well as Planning and City Council time to
reapprove the project.
With this, we respectfully request an additional extension of time for
the Orchard Hotel project as approved. Please note that Condition #4
requires an annual review on or before February 18, '1990. In order to
meet with that condition in a timely manner, we would like to meet with
the Planning Commission at it's next regular meeting before that date.
Thank you for your help in this matter.
Sincerely,
Gary Lohman
Director of Development
GL/plm
cc: Lawrence Diamant
Tom Burke
T & J CONSTRUCTION CO. Lic.239842
3535 East Coast Hwy • Suite 301 • Corona del Mar, CA 92625 • (714) 644-5910
January 22, 1990
Mr. Jerry Herman
Planning and Development Director
City of La Quinta�.`
78-105 Calle Estado
La Quinta, California 92253/�, 1
ov
RE: The Orchard Hotel Project
Dear Mr. Herman#F'1
Please be informed that I am currently working toward the financing
for the construction of the Orchard Hotel. I have made several
contacts for these construction funds of which a few parties have
indicated that they can fund a loan of this type. In those cases,
both parties will require an additional approximate 90 to 120 days
to complete the loan package and documentation for final approval
and funding of a loan this size. I am continuing to work diligently
toward that funding.
It is paramount to these loan requests that there be a project
to fund. Therefore, I am requesting that the approvals for the
Orchard Hotel project be favorably extended so that I can proceed
to build what I believe will be the finest hotel of the Coachella
Valley in La Quinta.
Sineerel
/ Totem B rke ✓
CCC Chairman and CEO, etc.
.g r
GILBERT ROBINSON
LAWRENCE A. DIAMANT
MARTIN J. BRILL
EDWARD M. WOLKOWITZ
GARY E. KLAUSNER
ELLIOTT LISNEK
IRVING M. GROSS
DOUGLAS D. KAPPLER
PHILIP A. GASTEIER
KARL E. BLOCK
MICHAEL D. WARNER
DAVID T. COHEN
THOMAS E. KENT
FRANKLIN MICHAELS. JR.
ARI NATHAN
CAROL F. ANDERSON
LAW OFFICES
ROBINSON. DIAMANT. BRILL L3 KLAUSNER
A PROFESSIONAL CORPORATION
1888 CENTURY PARK EAST. SUITE 1500
CENTURY CITY
LOS ANGELES. CALIFORNIA 90067
January 24, 1990
AREA CODE 213
TELEPHONE 277-7400
TELECOPIER 1213) 277-7584
OUR FILE NUMBER
ct-luto
JAH 2 6 1990
14098.01
CM, OF LA QUiNTA
Mr. Jerry Herman
PLANNING & DEUEi0PA9ENT DEP7.
Planning and Development Director
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
Re: Specific Plan No. 84-003
Amendment No. 3
City Council Resolution No. 89-46
Dear Mr. Herman:
Please be advised that I am the duly appointed, qualified and acting
Trustee in the matter of Rufus Associates, in proceedings under
Chapter 11 of the Bankruptcy Code No. 588-03995 pending in the United
States Bankruptcy Court, Northern District of California. Rufus
Associates is the owner of those parcels of property which are the
subjects of the Plan, Amendment and Resolution mentioned above.
Since my appointment as Chapter 11 Trustee, it has been my
responsibility and goal to achieve sale of the properties. Such
sales will not only benefit creditors of the estate but also the City
of La Quinta by the generation of beneficial development for the
Municipality.
In that regard, I successfully achieved a sale! of one of the four
properties in September, 1989. It is my understanding that the
developer has already filed a tentative tract map with the
Municipality and is proceeding at a rapid pace to develop the
property.
It would seem that the consummation of the Orchard Hotel development
project would significantly generate benefit, both economic and
otherwise to the City. At the present time, negotiations with one
interested party are ongoing. That party, Mr. Tom Burke, has
indicated his interest in the development of the Orchard Hotel as
that development project was previously approved by the Municipality.
It is my understanding that efforts to achieve necessary financing
for the project are in progress and in that regard, Mr. Gary Lohman,
L�
LAW OFFICt3
ROBINSON, DIAMANT, BRILL 8 KLAUSNER
A PROFESSIONAL CORPORATION
Mr. Jerry Herman
January 24, 1990
Page 2
who I have employed as a consultant for the project, is rendering
whatever assistance is necessary so that a purchase and sale can be
achieved at an early date.
It is my intention to consummate a transaction for the sale of the
remaining parcels no later than September 1990. Z believe that it is
in the interests of the City as well as the Rufus Associates estate
that an extension of the zoning permits presently in place be
approved and I ask the assistance of the City of La Quinta and its
Planning and Development Director to that end.
Very truly yours,
LAWRENCE A. DIAMANT
LAD:mb
cc: Gary Lohman
012402.1tr
RIVERSIDE COUNTY
FIRE DEPARTMENT
cbuNrr }� IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
S/DE :., .,�„ ` RI VER.
� AND FIRE PROTECTION ITT
GLEN J. NEWMAN
FIRE CHIEF
Planning & Engineering Office January 30, 1990 Planning 8r Engineering Office
79.733 Country Club Drive, Suite F 3760 12th Street
Indio, CA 92201 Riverside, CA 92501
(619) 342.8886 -� (714) 787.6606
10: City of La Quinta JAN
Planning Division
CITY Ur Lip QuiiVTA
RE: Spec i f is P1 an 84-003 - Amended q2 P[ANN!NG & OFVELOHIENT DEPT.
Request: for extension of time
Initial review and comments were made six years ago in
January 1984 utilizing the 1982 Edition of the Model Codes
(UBC, UFC, etc.). Since then, the Model Codes have been revised
twice , 1985 Edition and 1988 Edition, and the City's Fire
Ordinance is on its second revision. Changes in the Fire
Department has also occurred with regards to capability/needs,
service level, technology, tactics, procedures and policies.
The Fire Department recommends that a complete review of the
project including the conditions of approval be conducted prior
to approval of the extension of time request.
Sincerely,
Ray Regis
Chief rsn FireDepartment Planner
By 0-2'4 /io �GYG�
Dennis Dawson
Deputy Fire Marshal
134
PLANNING COMMISSION RESOLUTION 90-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL ANALYSIS AND GRANTING
APPROVAL OF A ONE-YEAR TIME EXTENSION FOR
THE ORCHARD SPECIFIC PLAN.
SPECIFIC PLAN 84-003, AMENDMENT #2; THE ORCHARD
WHEREAS, the Planning Commission of the City of La
Quinta, California. did, on the 20th day of January, 1984, hold
a dulv-noticed Public Hearing recommending approval of Specific
Plan No. 84-003 to the City Council, subject to conditions: and,
WHEREAS, the City Council did, on the 7th day of
Februarv. 1984, hold a duly -noticed Public hearing approving
Specific Plan No. 84-003, subject to conditions: and,
WHEREAS, the Applicant, Rufus Associates, requested
an Amendment to the Specific Plan No. 84--003, which was
considered by the Planning Commission at a Public Hearing on
January 28, 1986; and,
WHEREAS, the Planning Commission recommended to the
City Council approval of said Amendment 41, subject to
conditions: and,
WHEREAS, the Citv Council considered the Amendment
at a Public Hearing conducted on February 18, 1986, at which
time the City Council adopted Resolution No. 86-11, approving
said Amendment #1, subject to conditions; and,
WHEREAS, the Applicant, Rufus Associates, requested
an Amendment to the time limit imposed on the Specific Plan No.
84-003, Amendment #1; and,
WHEREAS, the Planning Commission recommended to the
City Council, on the 9th day of February, 1988, a one-year time
extension; and,
WHEREAS, the City Council considered the time
extension request on February 16, 1988, and granted a one-year
time extension; and,
WHEREAS, the Applicant, Rufus Associates, requested
elimination of Condition No. 4, and/or a time extension as
permitted in Condition No. 4; and,
BJ/RESOPC.042
WHEREAS, the Planning Commission did,, on the 28th
day of February, 1989, hold a duly -noticed Public Hearing to
consider the Applicant's request, recommended to the City
Council that a one-year extension be granted, and further, that
Condition 4 be modified to permit future time extensions; and,
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 18th day of April., 1989, hold a
duly -noticed Public Hearing to consider the Applicant's request
and adopted City Council Resolution 89-46 the environmental
analysis and Specific Plan No. 84-003, Amendment: 42; and,
WHEREAS, at the request of the Applicant, the
Planning Commission considered the time extension request on
February 13, 1990; and
WHEREAS, said time extension complied with the
reauireme:nt 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 has
determined that the Specific Plan has been previously assessed
for environmental impacts and that a Negative Declaration was
adopted; and,
WHEREAS, at said meeting, 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 granting
of a one --year time extension:
1. The Specific Plan is consistent with the adopted La
Quinta General Plan in that the property is designated
for Tourist Commercial, and further, that the Applicant's
hotel proposal is consistent with the land use
designation.
2. There are no physical constraints which could prohibit
development of the site as proposed.
3. The project will be provided with adequate utilities and
public services to ensure public health and safety,
provided current Fire Department requirements are
complied with.
4. The mitigation measures attached to the original Specific
Plan approval and subsequent amendments, agreed to by
this Applicant and incorporated into the Conditions of
Approval, will mitigate any adverse environmental impact.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California., as follows:
1. The the above recitations are true and correct and
constitute the findings of the Commission in this case;
BJ/RESOP'C.042 - 2 - ��)
2. That it does hereby confirm the conclusion of the
environmental assessment relative to this Amendment;
3. That it does hereby approve a one-vea.r time extension
subject to all current Conditions of Approval for
Specific Plan 84-003 (Amendment #2) and added conditins,
as attached and labeled Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 13th day of
February, 1990, 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.042 - 3 - 1 �4
PLANNING COMMISSION RESOLUTION 90- EXHIBIT A
ADDED CONDITIONS OF APPROVAL -PROPOSED
SPECIFIC PLAN 84-003, AMENDMENT #2
FEBRUARY 13, 1990
19.e. CORRECTION. Reference to No. 16 to change to No. 18.
25. A minimum 20-foot deep landscape setback shall be
provided along 50th Avenue. Design of the setback shall
be approved by Planning and Development Department.
Setbacks shall be measured from ultimate right-of-way
lines. Setback to be maintained by the Applicant and/or
operator of the hotel, unless alternate methods are
approved by the Planning and Development Department.
26. 751; of all structures within 150-feet of 50th Avenue
right-of-way shall not exceed one story in height
(maximum 20-feet), as approved by the Planning and
Development Department.
27. All current Fire Department conditions and requirements
shall be met, including upgrading of Condition of
Approval #15 (City Fire Marshal conditions) of Specific
Plan 84-003, Amendment #3.
BJ/CONAPRVL.037
- 1 -
J4'?
CITY COUNCIL RESOLUTION NO. 89-,&
A RESOLUTION OF THE CITY. COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING
FINDINGS, CONFIRMING THE ENVIRONMENTAL
ANALYSIS AND GRANTING APPROVAL OF A
ONE-YEAR TIME EXTENSION AND FURTHER
MODIFYING CONDITION N0.4 FOR THE ORCHARD
SPECIFIC PLAN.
SPECIFIC PLAN 84-003, AMENDMENT #2; THE ORCHARD
WHEREAS,.the Planning Commission of the City of La
Quinta, California, did, on the 20th day of -January, 1984, hold
a duly -noticed Public Hearing recommending approval of Specific
Plan No. 84-003 to the City Council, subject to conditions; and,
WHEREAS, the City Council did, on the 7th day of
February, 1984, hold a duly -noticed Public Hearing., approving
Specific Plan No. 84-003, subject to conditions; and,
WHEREAS, the Applicant, Rufus Associates, requested
an Amendment to the Specific Plan No. 84-003, which was
considered by the Planning Commission at'a Public Hearing on
January 28, 1986; and,.
WHEREAS, the Planning Commission recommended to the
City Council approval of said Amendment #1, subject to
conditions; and,
WHEREAS, the City Council considered the Amendment
at a Public Hearing conducted on February.l8, 1986, at which
time the City Council adopted Resolution No. 86-110 approving
said Amendment #1, subject to conditions; and,
WHEREAS, the Applicant, Rufus Associates, requested
an Amendment to the time limit imposed on the Specific Plan No.
84-003, Amendment #1; and,
WHEREAS, the Planning Commission recommended to the
City Council, on the 9th day.of February, 1988,.a one-year time
extension; and,
WHEREAS, the City Council considered the time
extension request on February 16, 1988, and granted a one-year
time extension; and,
WHEREAS, the Applicant, Rufus Associates, requested
elimination of Condition No. 4, 'and/or a time extension as
permitted in Condition No. 4; and,
MR/RESOCC.036
WHEREAS, the Planning Commission did, on the 28th
day of February., 19890, hold a duly -noticed Public Hearing to
consider the Applicant's request-t
. recommended to the City
Council that a one-year extension -,be granted,` and further, that
Condition 4 be modified to. permit' future time extensions; and,
WHEREAS, the City Council of the City of La Quinta,
California; did, on the 18th day of April, 1989, hold 'a
duly -noticed Public .Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning, the
environmental analysis and Specific Plan No. 84-003,
Amendment #2; and,',
WHEREAS, said Amendment #2 complied "with the
requirement 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 has
determined that the Specific Plan has been previously assessed
for environmental impacts and that a Negative Declaration was
adopted; 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 City Council did
find the following facts to justify the granting,of a one-year
time extension and modification of said Condition No. 4: ,
1. The'_Specific plan is consistent with .the adopted La
Quinta General Plan in that the property_ is designated
for Tourist Commercial, and further,. that the Applicant's
hotel proposal is consistent with the land use
designation;
2. There are no physical constraints which could prohibit
development of the site as proposed.
3.. The project will be provided with adequate utilities and
public services to ensure public health and safety.
4. The mitigation measures attached to the original Specific
Plan approval and subsequent amendments,. agreed to by
this Applicant and incorporated into the Conditions of
Approval, Will mitigate any adverse environmental impact."
NOW; THEREFORE, BE IT RESOLVED by the Planning
Commission of.the City of La Quinta, California, as follows:
1. The the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it. does hereby ,confirm the conclusion of the
'environmental assessment relative to this Amendment;
MVRESOCC. 036 -2-
3. That, it does hereby approve a one-year time extension and'
further amends Condition No.'''4, as attached and labeled
as. Exhibit A.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 18th day of April.,
1989, by the following vote, to wit:
AYES:
NOES:
ABSENT;
r -
ABSTAIN:
JOHN PENA, Mayor
City of 'La Quinta, California
ATTEST:
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
BARRY BRANDT, City Attorney
City of La Quinta, California
MR/RESOCC.636 -3-. "
I
�
CITY COUNCIL RESOLUTION NO. 89- 0 EXHIBIT A
SPECIFIC PLAN NO- 84-003, AMENDMENT'#2
REVISED CONDITIODT #4
APRIL 18, 1989
4. The Planning Commission shall conduct annual,reviews of
this specific Plan starting on or before February 18,
1990P Duringeach periodic review by the Planning
Commission, the Orchard Developer/Applicant .stall be
:required to demonstrate good .faith compliance with the .
terms of- the Specific Plan. The Applicant/Developer, of
the Orchard shall., furnish :such evidence.of the Orchard's
compliance as the City in the exercise:of its reasonable
discretion may .require.. Evidence_ of good faith.
compliance may include; ."but shall not. necessarily be
limited to, good faith compliance with the requirements
of the Specific ,Plan. Upon conclusion of the.annual
review, the commission may extend the approval period for
12 months at a time.
Y
I
MR/CONAPRVL.05? -1-
CONDITIONS OF APPROVAL -Proposed
SPECIFIC PLAN No 84-003, AMENDMENT No 1
"The Orchard at La Quinta"
14orris and Grayson, Inc.
January _ 28, 1986 AS An C0404 / A.K
1. The development of the resort hotel as approved by Specific -
Plan No. 84-003, Amendment No. 1 shall comply with the
policies and provisions of the La Quinta General Plan,
.2. Development of the site shall comply with the standards and
requirements of the La Quinta Land Use Ordinance unless,
otherwise modified by these conditions of approval.
3. Specific Plan No. 84-003, Amendment No. 1 shall comply with
the applicable provisions of Tentative Parcel Map No. 19834,
Revised.No. 10 as'approved by the Community
Development Deparatment. a
4. This approval shall be used within one year of the City
Council's final.approval of Specific Plan No. 84-003,,
Amendment 12; otherwise, it shall become, null and void
and of no effect whatsoever. The term ,"used" means the
beginning of substantial 'construction of permanent
buildings (not including
:grading) as authorized by this
Specific Plan, which construction, shall thereafter be
pursued diligently to completion. Notwithstanding the
foregoing, the Applicant' may, prior to the expiration,':
request an extension of time in which to "use" .the
Specific Plan approval.' The extension request must be '
made in writing-30 days prior to expiration.. The matter
will be placed on the Planning Commission's regular
agenda. The requested extension may be granted upon a
determination that valid reason exists for the Applicant
not using the approval.within the required period of time.
CG.G2eso'd BB-oo/- A•tffNAm6M'yt � .
5. Prior to issuance of a building permit for construction of
any use contemplated by this approval, the Applicant shall
first obtain permits and or clearances. from the following
public agencies:
City Engineer
* City Fire. Marshal•
* City. Community Development Department,
Planning Division
* Riverside County.Environmental Health Department
* Coachella Valley Water 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.
6. Project phasing plans, including phasing of public im
provements, shall be submitted for.review and•approval by the
Community Development Department. ,
CONDITIONS OF APPROVAL -Proposed
SPECIFIC PLAN No 84-003, AMENDMENT Na_1
January 28, 1986
Page 2 .
Building and Project Design
7. The development of the buildings and site. shall comply with
the'approved Exhibits A, 8, C and D as contained in the.
Community Development Department file for Specific Plan No,
84-003, Amendment No 1 and the following conditions, which
conditions. shall take precedence in the event of any
conflicts with the provisions'of the specific plan.
8. The Applicant shall submit plans for the location and
design of any maintenance facilities for the hotel and
its grounds to the Community Development Department for
review and approval.
9.. All mechanical equipment, heating and cooling equipment
.shall be ground mounted or screened from view by the
buildings roof.structure.
10.' The location and design of out trash enclosures shall be
submitted to the Community Development Department for
review and approval.
Streets, Drainage and Grading
il. The Applicant shall comply with the following requirements
of the City Engineer.
a. The Applicant shall dedicate all necessary public
street and utility easements as required by the City
Engineer and in accordance with the La Quinta General
Plana
b. The Applicant shall construct half width street im-
provements for Avenue 50 in accordance with the re-
quirements of the City Engineer and the La Quinta
Municipal Code.
c. The Applicant shall be responsible for the construction
of a landscaped"median on.Avenue 50, subject to
compliance with City policies and procedures in effect
at the time of the development.
d., In conjunction with the Conditions of Approval for
Tentative Parcel Map No. 19834, Revised No. 1-and prior
to the issuance of grading or building permits for
Specific Plan No 84-003, Amendment No 1, the Applicant
shall submit in access/traffic circulation analysis
prepared by a Registered. Civil or Traffic Engineer for
the hotel and parcel map.site. This analysis shall
address access from public roads and onsite circulation.
CONDITIONS OF APPROVAL -Proposed
SPECIFIC PLAN NO 64-003, AMENDMENT N0 1
January 28, 1986,
4age 3
This report shall be submitted to the City Engineer for
review and approvals and (if necessary) revised site and
improvement plans conforming with the approved
circulation analysis shall be submitted for review. and
approval.. - ,
e. That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared
by a Registered Civil Engineer. Street improvements,includi;
islandsn(ifrrequired by he Citys and iGeneraldPlan)esmedian
hall
conform to City Standards as determined by the City '.
Engineer and adopted by the LQ"C.• (30 AC over 4" Class
Base min. for residential streets)..- Street design shall
take into account the subgrade soil strength, the
anticipated traffic loading, and street design life.
f. The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil 'Engineer, who will be re-
quired to supervise .the grading and drainage improvement
constructions and.certify that the, constructed condi'tiosu
at the rough grade stage areas per the approved.plans
and grading permit. This is required prior to issuance
of building permits. Certification at the final grade
stage and verification of pad elevations is also requirec
prior to final approval of grading construction.
g. A thorough preliminary engineering geological and soils
engineering investigation shall be, done and the'ieport.
submitted for review along with the grading plan. The
reports recommendations shallbe
inc rare edappinto
the
The
grading plan design prior
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. pursuant tc
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map. -
h. A detailed hydrology and hydraulic study of the site
shall be required prior to the issuance of grading or
building permits. All structures shall be protected
from 100-year.storm flooding.
i. All utilities will be installed and trenches compacted t,
City Standards prior to construction of any streets. The
soils engineer shall provide the necessary compaction
test reports for review by the City Engineer.
J. An encroachment' permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining"improvements. ...
CONDITIONS 0Jf APPROVAL -proposed
SPECIFIC PLAN NO 84-003, AMENDMENT NO 1
January 29, 1986
Page 4
k. The Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District and the
Applicant agrees to be included in the district. Any
assessments will be done on a benefit basis as required
by law.
12. In order to facilitate mitigation of cumulative traffic -
impacts of this and other area projects, the City shall
establish a trafficimprovementneeds monitoring program.
This program will undertake biannual traffic count studies to
determine if warrants are met for major roadway improvements
and traffic signalization. Upon determination of needs, the
City may initiate projects to meet those needs. Funding of
this program may be by fee programs that assess new
development an/or users on a pro -rate or fair -share basis,
formation of assessment districts, acquisition of State or
Federal road funds, or other means that fairly allocate costs
to those generating the need. The Applicant shall agree to
pay the designated pro -rate share that the City tnay establish
to fund off -site roadway improvements and traffic
signalization,on an "as warranted" basis.'
13. The Applicant shall -comply with the -community Development
Department's requirements for dust control during.
tion. onstrue-
14. Parking shall be provided in accordance with the requirements
of the Municipal Land Use Ordinance and the City Engineer.
15. The Applicant shall comply with the following requirements of
the City Fire Marshal:
a. Fire protection shall be provided in accordance with
the City of La Quintals adopted codes and ordinances
in effect at the time of construction and the re-
quirements of the City Fire Marshal. The City Fire
Marshal may approve alternative means of compliance
where deemed equivalent or superior to.these standards.
b. Provide a water system capable of delivering 2500 gpm
fire flow for a two hour duration at 20 psi residual
operating pressure. The required fire flow may be
adjusted at a later date in the permit process to
reflect changes in design, construction type, area
separations, or built-in fire protection measures.
c. A combination of on -site and off -site super fire
hydrants (6" x 4" x 2 1/2" x 2 1/2") will be required
located not less than 25 feet nor.more than 165 feet
from any portion of the buildings as measured along
approved travelways.
a
51-1
CONDITIONS OF APPROVAL -Proposed �)
SPECIFIC PLAN NO 81-003, AMENDMENT NO i
January 28, 1986
.Page 5
The required fire flow shall be. available from any two
adjacent hydrants in the system-
d. All buildings must be sprinklered. Complete fire .
sprinkler systems shall be installed in accordance With
NFPA 13. Plan review and approval by Factory Mutual
or Insurance Services Office will.be required. Post
indicator valves and fire department connections shall,
be located at building fronts, not less than 25 feet fror
the building and within 50 feet of an approved hydrant.
e. Install fire alarms (waterflow) and tamper alarms on the:
water supply system to the sprinkler systemtsj.
f._ Install fire alarms. panic hardware, exit signs, portable
fire extinguishers and other fire control devices as,_
required by the City's adopted rodes,'NFPA, Pamplet.Nci
10,'and the.Fire Marshal.,
g. Buildings more than 150' from approved vehicular access
must have Class III hose cabinets, and standpipes.
h. Fire department connections must be provided at approved
locations on the perimeter access road. Certain
designated areas will be required. to be designated as_
fire lanes.
i. The Applicant shall furnish water system plans, to the
City Fire Marshal for review And approval. Said plans'
shall comply with all the. Fire Marshal's requirements:_,
Plans shall be signed/approved by a Registered Civil
Engineer and Coachella Valley.Water District With the
following certifications "i certify that the design of
the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
j. A fire flow of 500 gym for a 2 hour duration at-20'psi
residual operating pressure must be available before any
combustible material related to construction.is placed•oi
the site:
k. .Staff emergency personnel shall have carts capable of
carring gurneys and,litters.
16. The Applicant shall comply with the following requirements o:
the Coachella Valley Water District.
a. The domestic water system shall be installed in
accordance with the District and City requirements at.
the time of development:
b. The Applicant shall. provide and dedicate to the. District
any land needed €or.the provision of additional
facilities, including but not limited to sites for wells:
reservoirs and booster pumping stations.
c. The site shall be annexed to CVWD Improvement District
No. 55 for sanitation service;,
r
J
CONDITIONS OF APPROVAL -Proposed
SPECIFIC PLAN No 84-0030 AMM;DMEiT No 1
January 28, 1986
Page 6
17. The Applicant shall provide all necessary easements for
public utilities. All onsite utilities shall be placed
underground. The overhead telephone cable along the south
side of Avenue 50 shall be undergrounded. The Applicant
shall comply with the requirements of Imperial Irrigation'
District.'
Miscellaneous
18. Prior to the issuance of building permits or certificates of
occupancy, the Applicant shall submit a noise study prepared
by a licensed acoustical engineer. The study shall focus on
the noise generated by this nonresidential use (including
traffic noise) as it could affect residential uses within
1000 feet of.the site. Based upon the study as approved by
the Community Development Department, mitigation measures
shall be incorporated into the design as required.
19. Perimeter walls or fences shall be subject to the following
requirements:
a. Walls shall be setback a minimum of twenty.(20) feet fror
the Avenue 50 right-of-way.
b. Portions of -the wall along Avenue 50 may -use wrought iror
or similar open fencing to allow.views into the project
where appropriate.
c. View of the parking lots shall be screened from Avenue U
and adjoining parcels by the use of walls or combination
walls/berms.
d. The walls along the interior property lines may be placec
on the property line.•
e. The design of the walls shall take into consideration any
noise abatement considerations as required by Condition
No. 16.
f. All fencing designs, including location, materials and
construction, shall be submitted to the Community
Development Department for review and approval.
g. A -modification of these standards may be permitted
dependent upon the overall design and location of the
walls and site conditions.
20. Prior to issuance of building permits, the Applicant shall,
submit plans to the Community Development Department,
Planning Division, for review and approval which shall
indicate the following:
a. Landscaping materials, including plant type, species,
size, spacing and location.
:2
CONDITIONS OF APPROVAL -Proposed
SPECIFIC PLAN NO 84-003, AMENDMENT No 1
January 28, 1986
Page 7
b. Landscape Irrigation system incorporating,water
conservation measures where feasible, .
c.' Locations of exterior walkways.
d. Exterior lighting plan, with details of proposed
lighting fixtures.
ee; Design and location of trash enclosures in
accordance with the requirements of the City
and palm Desert Disposal Service.
21. Prior to the'issuance of certificates of occupancy,, 'the'
Applicant shall submit a master signage plan to the
Community Development Department, 'Planning Division, for .
review -and approval.. The plan shall indicate the
following:
a. Location, size and design of project signs..'.
b. Directory signs at major entrances and appropriate '
points to direct emergency personnel.
c. Location, size and design of onsite directional and
informational signs.
22. Existing trees on the site shall be:retained ia.gereral
accordance with Exhibit "D". .The Applicant is encouraged.
to maintain. the trees in agricultural production, provided•
that it is economically feasible.
23. Prior to the issuance.of grading permits, the Applicant shall
submit an archaeological survey on the site to the Community
Development Department for review and approval. Mitigation
measures recommended in the approved survey shalt be
completed prior to commencement of grading,
24. The Applicant shall comply Miith the requirements of the
City's adopted infrastructure fee program in effect at the
time of issuance of building permits. This fee may include
drainage fees.