2008 07 08 PCCity of La Quinta
_ Planning Commission Agendas a►e now
5 available on the City's Web Page
OF'Ct�9� @ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JULY 8, 2008
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2008-018
Beginning Minute Motion 2008-012
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
C. Introduction of new Commissioner
D. Election of Chair and Vice Chair
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit
your comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of June 10, 2008.
V. PUBLIC HEARINGS:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item .................... SIGN PROGRAM 2008-1254
Applicant ............. Regency Marinita, LLC
Location .............. Jefferson Square — Southwest Corner of Jefferson Street
and Fred Waring Drive
Request ............... Consideration of a Proposed Sign Program for Permanent
Business Identification and Monument Signage for
Jefferson Square.
B. Item .................... SIGN APPLICATION 2003-720, AMENDMENT 2
Applicant ............. Old Town La Quints, LLC
Location .............. Main Street, Old Town La Quinta; West of Desert Club
Drive, East of Avenida Bermudas, South of Calle
Tampico, and North of Avenida La Fonda.
Request ............... Consideration of an Amendment to the Old Town La
Quinta Sign Program Allowing the Installation of Bracket
Signs for Second Floor Tenants.
VI. BUSINESS ITEMS:
A. Discussion of Amendment to RDA Project Area No. 2, Preliminary Plan -
Recently annexed Washington Street Property
B. Consideration of the SilverRock Resort Project Programming and Design
Recommendations, Plans, Graphics and Various Exhibits Prepared by HSA
Design Group for the Various SilverRock Design Components..
Vill. COMMISSIONER ITEMS:
A. Review of City Council meetings of June 17, 19, and July 1, 2008.
B. List of Commissioners' Attendance
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to
be held on July 22, 2008, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, July 8, 2008 was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on
Thursday, July 3, 2008.
DATED: July 3, 2008
4� Zt)"4_,
CAROLYN WALKER, Executive Secretary
City of La Quinta, California
Public Notices
The Le Quints City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24 hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
June 10, 2008
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:05
p.m. by Chairman Ed Alderson who asked Commissioner Wilkinson to
lead the flag salute.
B. Present: Commissioners Katie Barrows, Robert Wilkinson, and Chairman
Ed Alderson. Absent: Commissioner Engle.
Chairman Alderson said Commissioner Ouill would be a little late joining
the meeting.
C. Staff present: Planning Director Les Johnson, Planning Manager David
Sawyer, Assistant City Attorney Michael Houston, Assistant Planner Eric
Ceja, and Executive Secretary Carolyn Walker.
PUBLIC COMMENT: None
II. PRESENTATION: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
V. CONSENT ITEMS:
A. Chairman Ed Alderson asked if there were any changes to the Minutes of
May 27, 2008. There being none, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve the minutes as submitted.
Unanimously approved.
VI. PUBLIC HEARINGS:
A. Continued Village Use Permit 2005-032, Extension No. 1; a request of
Nispero Properties, Inc. for consideration of a One -Year Time Extension
for Construction of a t 19,433 Square Foot Two -Story Office Building,
Located in the La Quinta Village.
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Chairman Alderson opened the public hearing and asked for the staff
report. Assistant Planner Eric Ceja presented the information contained in
the staff report, a copy of which is on file in the Planning Department.
Chairman Alderson asked if there were any questions of staff.
There being no questions of staff, Chairman Alderson asked if there were
any applicant representatives or comments.
There being no applicant present Chairman Alderson asked if there was
any public comment.
There being no public comment, Chairman Alderson closed the public
participation portion of the meeting and opened the matter for
Commission discussion.
Commissioner Barrows said the concerns from the last meeting were
addressed and moved for approval of the item.
Chairman Alderson said he was pleased all the concerns were addressed
and thanked Planning Director Les Johnson.
Planning Director Johnson said there was specific language on the bike
rack included on Page 3 of the cover memo and asked if the
Commissioners were including this condition in their approval.
Commissioner Barrows said she realized the square footage was smaller
than required for this condition and asked if it could be added. Staff
replied it was not a requirement, but staff recommended the condition be
added.
Chairman Alderson said, at the last meeting, Commissioner Wilkinson
expressed concern about a water feature and asked if that was addressed
in the revised conditions. Staff replied there was a provision in the time
extension language that all applicable codes which are in effect when the
extension is approved are applicable. That would mean, if the time
extension were granted, the water feature provision, unless
acknowledged and recognized by the Commission would not be a part of
the development any longer per the Municipal Code provisions. It requires
special consideration of the water features when brought before the
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Commission. If no action is taken specific to the water feature, based on
the Municipal Code, the granting of the time extension would require the
water feature be removed as it would no longer be an allowed use.
Chairman Alderson asked if that met with Commissioner Wilkinson's
approval and he replied it did.
There being no further discussion, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve Resolution 2008-017
recommending approval of Village Use Permit 2005-032, Extension No.
1, as recommended; which included the addition of Condition No. 53 as
follows:
53. A minimum of five bicycle parking spaces shall be
provided on -site and shall be placed in a shaded
location, out of the way of pedestrian flows, and
shall be provided with a mechanism which permits
locking a ,bicycle onto the reek.
ROLL CALL: AYES: Commissioners Barrows, Commissioner Wilkinson,
and Chairman Alderson. NOBS: None. ABSENT: Commissioners
Engle and Quill. ABSTAIN: None.
VII. BUSINESS ITEMS:
A. Discussion regarding. Work Programs
Les Johnson, Planning Director presented the information contained in a
memo submitted to the Commission, a copy of which is on file in the
Planning Department, He then presented a verbal summary of each of the
listed programs.
General Plan Update:
The City is required, by State law, to update the General Plan every eight
years. The current General Plan was adopted in 2002. The work on this
project is a large undertaking and could take 18 months, or longer, to
complete. Staff is currently developing the scope of work within the
Planning Department. Subsequently, input from other departments will
be obtained. Once that scope has been defined, and approved, staff will
solicit proposals to select a consultant team to assist with the update.
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Chairman Alderson asked if the compilation of all Department comments
came to the Planning Department for creation of the General Plan. Staff
replied the Planning Department had the responsibility for management of
the General Plan for the City but relied heavily upon comments from all
the City departments.
The update would extend the City's planning horizon from 2020 out to
2030. This would add another 10 years into the assessment of future
growth and development activity within the City. It would be all -
encompassing looking at all the elements as required by law and beyond.
Some of the items staff will focus on are greenhouse gases and
sustainability. The City currently has quite a few policies and programs
with sustainability in mind.
Chairman Alderson asked if staff was attaching dollars and cents figures
to each of these categories as they are added to the General Plan. He
wanted to know if staff was including monies in the budget to deal with
the greenhouse gas issues. Staff said if he meant within the General Plan
Update budget, the answer was yes. Chairman Alderson acknowledged
he did. Staff said they were concerned that the policy and program
language was included which reflected the direction the City wanted to
go in with regards to those matters.
Staff added they are important and`timely. The process is long and they
would be soficiting for consultants to help with the undertaking of the
task.
Staff said it is quite an involved process and they expect resident input
and would conduct an outreach program for comments which may
include a citizen advisory committee. Staff would be periodically updating
the Commission on their progress.
Chairman Alderson asked if the General Plan would come before the
Planning Commission before it goes to Council. Staff replied yes and they
anticipate there would be several points, through the process, where the
Planning Commission and City Council would be participating in providing
feedback to staff and the consulting team for guidance and direction to
make sure that the final outcome of the update is in line with what the
expectations are.
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Chairman Alderson asked if staff was looking for this to happen in fall of
2009. Staff said they were expecting to be underway by this fall. It
would take 12 to 18 months to complete. They estimate it would be late
2009 or mid-2010 before the process was complete. Staff was working
on the timeline and would be reporting back to the Commission with
further information. Once the scope of work was completed and the staff
was getting it ready to go forward with a Request for Proposal (RFP) they
would be apprising the Commission of The process and the timeline.
Commissioner Wilkinson said the General Plan would address greenhouse
gas reduction and green building but in the event the City builds 10%
more homes there's still 90% that need to be retrofitted. He asked if
there would any provision in the updates, or a focus group to address the
homes already built. Staff replied it was Very important to look at the
existing land use activity; commercial and residential. Looking at
programs, ways and services to help the reduce footprint we are leaving.
Staff anticipates, from a policy level, the City would be looking at that.
One of the main focuses would be on future activity, but the efforts that
have been underway over the last year were addressing sustainability.
Staff would now be able to address the issue of how to address the
retrofitting of existing stock in our community. Existing homes have
been a focus of the City and CVWD with their landscaping water
efficiency program. The City recently entered into an agreement with IID
to encourage the assessment of existing homes to retrofit them with
more energy efficient features, such as appliances and windows. So, the
City is certainly focusing in on that issue. The General Plan is supposed
to be all encompassing and comprehensive in its analysis and assessment
and staff would anticipate that would be identified in the programs and
policies that were recommended.
Commissioner Wilkinson asked if traffic, considering emissions and
speed, would be a part of the circulation plan. People driving slower
would certainly help with that. He asked if staff would be looking at that.
Staff replied that was a good point, and there are other laws in the State
that address the issue of speed limits, but staff will be comprehensive in
the assessment of what they are allowed to do with existing laws. There
are other factors that play a role with speed limits within the City's
jurisdiction. They will be reviewed at the appropriate time.
Commissioner Quill joined the meeting.
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Commissioner Barrows had a question about circulation. Since the City
is pretty close to a build out in the Highway 111 corridor, she asked if
there were any opportunities for mixed -use development along this
corridor or elsewhere that would address the concerns of Commissioner
Wilkinson in terms of greenhouse gases and pollution. She reference the
La Quinta Village Plan and the Commission's efforts to encourage
pedestrian -friendly design. She asked if staff saw that as something that
would be included in the General Plan.
Staff said yes. There had been discussion that portions of Highway 111
commercial were almost to the point where redevelopment would make
sense. For the first time in the City's history there would be
opportunities to consider the potential for a variety of land uses that
could enter into the equation with redevelopment consideration along
Highway 111. Staff commented there are a lot of opportunities for
several sites on Highway 111 and some amazing things could be done if
there was a very receptive developer or landowner wanting to consider
redevelopment of their site with a mixed -use purpose. It could work as a
walkable location, as well as most of north La Quinta. There is a lot of
potential and opportunity and the Commission could anticipate it would
be an item addressed.
Commissioner Barrows said the timing is right to address greenhouse
gases. The State Air Resources Board (expected in July) will be issuing
the guidelines and recommendations for local governments and
essentially incorporating the guidelines of AB 32 which requires the
reduction of greenhouse gases and addressing that in EIRs through
CEQA. So timing wise it's good, and significant focus will include the
issue of land use, as well as encouraging fewer vehicle miles traveled and
those kinds of things.
Commissioner Barrows commented on a conversation she heard by a
Smart Growth Planner and his comment that using traffic roundabouts
could significantly reduce gas usage because instead of coming to a stop
and starting again you slow down and continue. It appears the
roundabout at Jefferson seems successful, to the extent that it is
possible.
Staff replied they have received mixed reviews on the roundabout. Most
people view it as a positive in the ability to efficiently and effectively
move a moderate amount of traffic. Staff agreed that limiting the
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amount of time a car is idling is of benefit and the ability to get from one
point another in a reasonable amount of time without much resistance
should be one of the City's goals.
Commissioner Barrows added the other comment made in regards to
roundabouts was that incidents of traffic accidents were significantly
lower. She was just curious if roundabouts were another piece of the
Circulation Element in which those kinds of things could be incorporated.
Staff said the only negative, with regards to roundabouts, is they are not
usually pedestrian -friendly. They can be difficult for pedestrian
movement. They are great for vehicle movement, but the design has to
be carefully considered for pedestrians to safely and effectively cross
those lanes without risk.
Commissioner Barrows noted UC Davis has bicycle roundabouts and they
are very dangerous for pedestrians.
Chairman Alderson said heottended a League of California Cities meeting
several years ago where they, discussed roundabouts being 35% more
efficient in terms of moving traffic and safety. He agreed with
Commissioner Barrows regarding the addition of more roundabouts in the
City.
Commissioner Quill said, on his we to the meeting, he was listening to a
local radio station where they had a planner who was discussing this
whole issue of reducing traffic by proper urban planning. The City's
current problem was created by focusing only on single family housing.
He added, in the last two weeks it has become a possibility we may be
looking at sixto eight dollar gas. We might be on the cusp of a paradigm
shift unlike any seen since World War ll; including mass transit, and
walkability needs.
Commissioner Quill continued stating local mixed use areas such as the
Fresh and Easy concept have become very popular. That will be part of
the shift, including commercial uses in residential areas. The City's
zoning ordinances need to keep up. Currently, these areas could only be
designated mixed use, but that is too broad. Commercial uses need to be
placed right in the midst of residential to keep people out of their cars.
Then people can afford to live and, at the same time, we can work to
clean up our environment.
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Commissioner Quill said he was in a meeting last week with the Riverside
County Planning and Transportation Departments. A representative, from
the transportation sector, commented he was pleased the project
Commissioner Quill was presenting had class I bike trails, and
accessibility and walkability within the proximity of commercial,
residential, and schools. He emphasized one other thing; the opportunity
to include alternative vehicles. It was not a wise idea to mix Segways,
small electric scooters, and electric bicycles with cars. In the future,
residents may be using them to go the mile or mile -and -a -half to the store
as they might not have a car, due to affordability. There will be a
dramatic shift in the next 10 years. The City needs to be planning at
least five years ahead in everything they do.
Commissioner Quill said the huge mega store concept is going to shift
down and the local store and hardware concept will come back. And the
big box is going to start to reduce and the sea of parking in front of the
big box is going to disappear.
Chairman Alderson said what Commissioner Quill is saying is correct.
There are some commercial parcels dedicated as neighborhood
commercial, in the south part of the City. There is an opportunity to
include local stores and people could walk to those stores. Implementing
it would be this difficult part.
Commissioner Quill said right now we cannot do that according to the
Zoning Code,
Planning Director Les Johnson said, when the City was considering the
Sphere of Influence (8O1) area, they were focusing on a strategic area in
the SOL They were concentrating on urban, suburban and rural. It is still
on the cutting edge and more and more people like the concept. There is
a lot of benefit to it. In the next 12 to 24 months we will see a dramatic
change in thinking. Fresh and Easy has changed the way we look at
projects. In the future more time will be spent at local grocery stores and
less at the big boxes. It will carry over to other businesses.
General Plan Amendment (GPA 08-112) — Multi -Purpose Trails and
Street Classification Maps.
Chairman Alderson questioned whether the Multi -purpose Trails section,
would include the evaluation of golf cart trails, and safe lanes in addition
to the multi -purpose trails. Staff said not with this specific item. This
has to do with projects in the southwest area of our community. Staff is
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currently processing the Travertine project. It is a check of the
circulation system of that area of the community, south of 60 into
Travertine as well as Avenue 62 and the recent settlement with Shea.
We have been noticing some gaps regarding the trail maps and this will
have to be brought before the Commission.
Commissioner Quill asked if these were the plans brought up a year or so
ago.
Staff replied about the multi -purpose trails were brought up about six
months ago. There was a lengthy gap between Avenue 62 and Madison
and Avenue 60, going west. Staff is trying to make that adjustment to
insure future entitlements address those improvements. Multi -purpose
trails tend to be all encompassing. Whatever should happen in the future
in modes of transportation this could be an important link. The City is
focused in the southeast area of the community regarding trails. With
regard to the golf cart question, it would be addressed in Phase I of the
Golf Cart Plan.
Staff said they had beert.conCacted by a resident regarding a golf cart
lane from Trilogy to Highway 111. Currently multi -purpose trails are not
identified all the way to Highway 111. Chairman Alderson said if you
drove from the Trilogy development to Highway 111 you'd run out of
electricity before you get to town. Staff said, in the Phase 2 golf cart
plans there are lanes identified that have the potential for golf cart usage.
Right now the focus is on the Village Core.
Commissioner Quill said the City should start preparing for alternative
vehicles, including electric and golf carts that need a safe route.
Chairman Alderson asked if multi -purpose trails were delineated as horse
and golf cart paths. Staff replied multi -purpose trails could also be used
by bicyclists. -They are intended to be open to a variety of non -motorized
uses. The space was reserved for those options.
Commissioner Wilkinson asked if the City could be going farther than
Highway 111 to get to the proposed paths along the channel and
connecting multi -use trails to include mopeds and electric carts to get
those people to an area where there is no vehicular traffic.
There are golf cart paths identified on our General Plan in many areas of
the community. The Coachella Valley Recreation and Park District is
currently working on a trail plan which includes the Whitewater Channel
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Trail route, Dillon Road, and the potential of using the all-American
Coachella Canal. They have hired a consultant to work on this plan. La
Quinta City staff has been discussing the potential of such a route being
implemented and are planning to talk with the City of Indio to see if they
would be interested in what can be done to implement the Whitewater
Channel route. The cities could gain many benefits by linking with their
neighbors. Staff used the example of the Seattle area, as well as
Western Riverside and Orange counties.
General Plan and Zoning Code Amendments (PA 08-114 & ZC 08-
134) — School sites changed to Major Community Facilities (MC):
Staff referenced the three existing, and fully developed, school sites of
Colonel Mitchell Paige Middle School, Horizon School, and Benjamin
Franklin Elementary School. Tile pity would like to re -zone them to Major
Community Facilities (MC) since the Community Services Department
(Parks and Recreation) has been using the schools as part of their
recreation district and would like to get that property recognized in order
for the City to fund future improvements.
Housing Element Update:
Staff reported they are well underway on the Housing Element update
and expects to have a draft within the next two weeks. The update is
required to take the RHNA numbers and identify how the City is going to
accommodate those new units, The City began a year ago by hiring The
Planning Center as a consultant. Staff will be spending this summer doing
outreach to the community and look forward to some good general
feedback.
Commissioner Wilkinson asked what category the Vista Dunes project fell
into. Staff said it was classified as a combination project with very low
and low-income residents. There are two sets of numbers included in the
housing element. The Redevelopment Agency (RDA) numbers and the
Regional Housing Needs Assessment (RHNA) numbers. The numbers in
the report are shown as of January 2006. Any units added after January
2006 are deducted from these numbers. Vista Dune, Wolf Waters and
any above -moderate built after 2006 will come out of this. However,
these are still very ambitious numbers. Percentage -wise, the City of La
Quinta has one of the highest allocations in the Valley.
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Village Strategic Plan:
Staff said they are very close to embarking on the Village Strategic Plan.
The focus will be to assess the existing Village Zoning Code
requirements. Form based codes may be considered for the Village. Staff
will be focusing on street design that encourages a pedestrian friendly
environment. Also considered will be mass and scale, more on land use
and relationships between land use and the ability to get from point to
point. Staff will be looking to find ways to accommodate ideas, within
reason, in the future.
Chairman Alderson asked if staff was talking about pedestrian -friendly
access, design issues, traffic control and pedestrian control. Also, was
the General Plan taking into consideration any innovative ideas to help
improve business conditions; i.e., a bigger and more extensive sign
program to direct' business from Highway 111. Chairman Alderson
pointed out there is a difference between the Village and Old Town.
Staff replied Old Town is an integral part of the Village.
Chairman Alderson wanted to know what the City is doing to help the
Village tenants improve business. Staff replied they did not have a
marketing component but a` "way finding" program would help. The City
hired a consultant to work on the "way finding" program to direct people
to the Village. They have retained a sign company to assist with a sign
component to focus on getting people to the Village and then to public
parking and other nearby features in the City.
Commissioner Quill asked if part of the Village Strategic Plan included
the idea of traffic calming and providing on -street parking on Calle
Tampico. Calming traffic down could create good quality pedestrian
crossings from the hotel to downtown. There would not be any damage
done by leaving Calle Tampico as a two-lane city street.
Staff replied there has been a lot of discussion, in the past several
months, regarding Desert Club and a variety of options that would
slow traffic down, which would also emphasize the pedestrian scale of
that part of the community. This discussion would be included as part
of the Village Strategic Plan.
Lighting Ordinance:
Staff reported they have hired a consultant (Mr. Reya) to revamp the
City's lighting standards. Mr. Reya spent some time educating the staff
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on the right lighting and the significant difference it can make. Staff is
excited about working with him on the lighting ordinance, retention of the
dark sky ordinance, and reducing glare. The completed draft ordinance
would be brought before the Commission.
Commissioner Barrows asked energy efficiency. Staff said the City would
be more definitive about the various types of lighting. There were
certainly some mixed opinions about the more orangey type of lighting
even though it is more effective in conserving energy. Other options
have been presented, by different developers, and have received mixed
reviews. One possible suggestion is to minimize the number of light
standards used during the daytime. The example of reducing the number
of standards operating by 2/3 and retaining the same security benefits
was given. The City could begin mandating provisions such as these to
obtain more energy efficiency in the commercial sector.
Commissioner Quill commented on the importance of the Dark Sky
Ordinance to Joshua Tree National Park and Anza Borrego State Park.
Those parks bookend the Valley, but don't have much opportunity to
really express what is really important to them. He suggested this would
be a good opportunity to invite their comments on the Dark Sky
Ordinance before it gets circulated in the General Plan since light
pollution, from the Coachella Valley, was a big problem for both of them.
Staff replied they would welcome the opportunity to get feedback
from them and suggested. Commissioner Quill supply them with
contact information. Staff sold they would extend an invitation to
them to comment on the ordinance update.
Commissioners Barrows and Quill both offered to obtain the contact
names and get them to staff.
Commissioner Barrows said it is an issue of concern in terms of the
Multiple Species Plan, as it relates to La Quinta because of the City's
adjacency to the National Monument and the mountains in terms of
lighting, the impact it has on open spaces and the parks, and the wildlife
habitat. She agreed getting their feedback would be a good suggestion.
Chairman Alderson volunteered the Commissioners' vast experience to
the staff. He said they would be willing to help you in any way they
could.
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Planning Director Les Johnson thanked them and replied they would
anticipate asking for additional Planning Commission deliberation time.
He said other department members might be asking for the
Commissioners' assistance since this would be a hands-on document. He
said, in his past experience, he had relied heavily on the Planning
Commissions he had worked with. He added staff would be utilizing the
Commissioners to help get the word out to the community since the City
is looking for citizen participation. Citizen input is a part of the process
and the City hopes to have a lot of the community involvement in the
process.
Zoning Code Amendment - Clean Up Adjustments:
Staff said there were adjustments needed to clean up the zoning code.
As staff continues to work with the zoning code, they find situations or
circumstances that create questions regarding certain sections of the
code. One was recently found regarding Village Use Permits. This is a
document that is always evolving. There will be a handful of
amendments coming before the Commission. Staff plans to bring them
semi-annually, but if the Commission sees something that is missing or
needs to be corrected, they would welcome those comments. Staff
emphasized Comments from the Commissioners were always welcome.
Commissioner Wilkinson wanted to thank staff for whoever was
responsible for clearing up the traffic problems on Fred Waring. He said
the situation has substantially improved and he appreciated it. Staff said
it was a team effort with Public Works, the City Manager, and the City
Attorney Kathy Jenson.- Staff explained the temporary and permanent
solution for the traffic situation in that area. Commissioner Wilkinson said
it was a huge improvement and thanked staff for the fine job.
Chairman Alderson thanked staff for all their hard work and reiterated the
Commissioners were very willing to help.
Commissioner Barrows said she was recently involved with a group of
homeowners at PGA West and the question came up about adding solar
panels. She said the homeowners' association did not allow them. She
wanted to address the issue of roof top solar panels and the assurance
that City codes were friendly to that. She said years ago they were not,
but the PGA West folks wanted to have the Commission revisit that
issue. She wanted to know if it was a General Plan issue.
P:\Reports - PC\2008\7-8-08\PC Minutes 6-10-08.doc 13
Planning Commission Minutes
June 10, 2008
Staff replied that issue had been addressed by State law. It is now
against the law for local municipalities and homeowners' associations to
prohibit the use of solar panels on roof tops. The Planning Department
does not have anything on an administrative level that restricts the use of
solar panels. If it is a structural matter, the Building Department would
address it through the Building Code, but from an aesthetic standpoint
there would be nothing to prevent a resident from acquiring a system.
Commissioner Barrows said she was thinking in terms of the education
process and making sure the public was aware of the State laws
regarding solar panels.
Staff replied it was certainly understood from staff's viewpoint. Staff
added there is a lot of discussion going on in the State of California
regarding alternative energy sources; such as wind power. Other states
are focusing on wind power and they aro taking the same position as
solar power as far as aesthetics are concerned. Staff alerted the
Commission to the fact that there's the possibility, in the near term in the
state of California and a handful of other states, to take the same
position on solar and wind power. Their position would be that you
cannot prohibit, or restrict, it based on aesthetics. Staff reported at a
recent conference they were told that legislation could be introduced here
stating the same.
Commissioner Barrows wanted to make sure that, as the General Plan
went forward, the City was encouraging alternative energy sources. She
mentioned Imperial Irrigation District was starting to think about ways to
include renewable energy sources in their portfolio.
Commissioner Wilkinson read recently about wind turbines integrated into
chimneys. He also mentioned a State restriction which involved the
percentage of costs involved in camouflaging or disguising solar
equipment.
Commissioner Quill gave an example of some solar pool equipment
placed in Sun City.
Staff said they had heard there was a the which was competitively priced
and didn't look much different than a standard roof tile, but had the
ability to conduct and operate as a solar panel.
vlll. CORRESPONDENCE AND WRITTEN MATERIAL: None
P:\Reports - PC\2008\7-8-08\PC Minutes 6-10-08.doc 14
Planning Commission Minutes
June 10, 2008
IX. COMMISSIONER ITEMS:
Chairman Ed Alderson gave a brief overview of the City Council meetings of
May 20, 2008, and June 3, 2008.
Staff said the Council would be discussing the budget at the June 19, 2008,
meeting, and holding Commission interviews at the June 17, 2008, meeting,
commencing at 2:00 p.m. as there were a number of candidates.
Staff said the Council budget meeting is tentative scheduled for 6:00 p.m. If
Commissioners were planning to attend, would they please e-mail staff for
further details.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Barrows/Wilkinson to adjourn this regular meeting of the Planning Commission to the
next regular meeting to be held on June 24, 200$. This regular meeting was
adjourned at 8:21 p.m. on June 10, 2008.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
PAReports - PC\2008\7-8-08\PC Minutes 6-10-08.doc 15
PH#A
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2008
CASE NO: SIGN APPLICATION 2008-1254
APPLICANT: REGENCY MARINITA, LLC
PROPERTY OWNER: REGENCY MARINITA, LLC
REQUEST: CONSIDERATION OF
PROGRAM TO SERVE
CENTER
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
BACKGROUND:
A REQUEST FOR A SIGN
JEFFERSON SQUARE SHOPPING
SOUTHWEST CORNER OF JEFFERSON STREET AND
FRED WARING DRIVE (ATTACHMENT 1)
ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT
UNDER CEQA GUIDELINES SECTION 1531 1(a)
NC (NEIGHBORHOOD COMMERCIAL)
CN (NEIGHBORHOOD COMMERCIAL)
Jefferson Square was approved through Site Development Permit 2007-898 and
Specific Plan 2002-062. The 10.7 acre site includes seven (7) one story buildings
and common parking areas. Currently, curb and gutter improvements are in place
along the perimeter of the project, however, construction on the buildings has yet
to proceed.
The City Council approved both the Site Development Permit and the Specific Plan
on May 6, 2008. The proposed Sign Application is intended to set sign standards
for both building -mounted signs and monument signs at the shopping center.
SIGN PROGRAM PROPOSAL:
The applicant requests a sign program be approved for Jefferson Square
(Attachment 2). The proposed sign program provides specifications for building
mounted signs, four monument signs, definitive sign locations, and general
standards and provisions for sign construction, installation and maintenance.
However, all tenants have yet to be secured, so the sign program is designed to be
flexible while providing for some optional approaches for signing.
SA 08-1254 Jefferson Sq. )STAFF REPORT) I
General Signs Provisions
The program identifies general requirements, standards, and provisions for signs
within Jefferson Square. Although most of the general provisions provided in the
proposed sign program are more restrictive than the city's sign code, it is intended
that the sign program will better serve the future tenants within the development.
Building -Mounted Signs
Letter Types - The sign program allows for several different sign type options
including channel letters, push -through letters, reverse pan channel, and open pan
channel letters (Attachment 2, Page 7). The varying types of sign options allow
flexibility to meet tenant sign needs while attempting to create an exciting and
appealing retail environment.
Sign Location - Sign locations for each building have been identified in the sign
program. Each building -mounted sign is limited to the locations identified in the sign
program, and are centered vertically and horizontally at those locations. Due to the
proximity of nearby residential uses, sign placement is prohibited along the western
and southern elevations for the Anchor tenant building, Fresh N' Easy, and Shop
Buildings 1 and 2.
Anchor Tenants - Anchor tenants are defined by tenants occupying over 9,000
square feet of lease space (Attachment 2, Page 9). Tenant signs are limited to 1.5
square foot of sign area per linear foot of leased premise with a maximum square
footage not to exceed 150 square feet per building elevation. Secondary signs for
major tenants are also permitted. These signs are calculated as part of the total
sign area for the tenant and are not allowed for advertising of slogan but rather for
major departments and services. No signs are permitted along this building's
western and southern elevations.
Major Tenants - Major tenants are defined by tenants occupying over 9,000 square
feet of lease space and are identified on the site plan (Attachment 2, Page 8, 10).
Tenant signs are limited to 1.5 square foot of sign area per linear foot of leased
premise. The tenant may be allowed 1.5 square feet of signage per linear foot of
lease premise; however, total sign area for this tenant shall not to exceed 100
square feet. Secondary signs for major tenants are also permitted. These signs are
calculated as part of the total sign area for the tenant and are not allowed for
advertising of slogan but rather for major departments and services.
Pad Tenants (Pad A) - Although the pad tenant has not been determined, the sign
program provides specification for pad leases. A maximum of three signs per
building will be allowed, with a maximum area of 50 square feet per building
elevation. No secondary signs will be allowed (Attachment 2, Page 11).
Shop Tenants (Shops 1, 2, 3) - Shop tenants are allowed 1 square foot of sign
area for each linear foot of leased premises, with a maximum sign area not to
exceed 50 square feet. Signs are to be centered vertically and horizontally. Corner
tenants for Shop buildings are permitted a maximum of three signs, one per
SA 08-1254 Jefferson Sq. )STAFF REPORT) 2
elevation (Attachment 2, Page 12).
Monument Signs
Four monument signs are proposed as part of this sign program (Attachment 2,
Pages 8, 13). Two signs are located along Fred Waring Drive, and two more are
located along Jefferson Street; one at each entrance to the retail center. The signs
are composed of several different elements including stone, and acrylic and vinyl
overlays. Each sign is approximately 92 square feet per side, and approximately
190 square feet aggregate; one foot and six inches in width, eight feet in height
and approximately twelve feet in length.
As proposed, all monument signs are double sided and are comprised of eight
tenant signs (four on each side) and a sign for shopping center identification. Each
tenant sign is five feet three inches in length by one foot and six inches in height.
Tenant signs are individual route -out graphic panels and are internally -illuminated.
Tenant letters are limited to a minimum of ten inches in height. Letters for
"Jefferson Square" are push -through acrylic.
ANALYSIS:
Although the sign program is more restrictive than the City's Sign Code, the
smaller sign size is intended to be more consistent and compatible with the
architectural design of the building. Additionally, under a sign program, there is
more opportunity for flexibility due to the opportunity to review sign size, location
and design as part of the total building design, and incorporate that design into the
overall program.
Due to the proximity of residential areas, no building mounted signs are proposed
along the western and southern elevations for buildings with frontage facing
residential developments (Attachment 2, pg. 8). All building mounted signs for the
shopping center are proposed to be illuminated, which is suitable due to the
proximity to major thoroughfares, current vehicular traffic patterns, and other signs
within the City. However, due to the need for energy conservation, the types of
businesses proposed, and business operating hours, sign illumination is not
warranted 24 hours a day. Consequently, Staff has recommended a condition be
added to the Sign Program which restricts sign illumination during non -business
hours. The condition is intended to minimize light impacts on nearby residences.
Both Anchor Tenants and Major Tenants are defined as tenants occupying over
9,000 square feet. However, an Anchor Tenant sign criterion differs from sign
criteria listed for Major Tenants. To avoid confusion and to further distinguish
between the two types of tenants, staff has recommended that a condition be
added that defines Anchor Tenants as tenants occupying over 25,000 square feet.
Pad and Shop tenant building -mounted signs meet the standards contained in the
city's sign code provisions, as individual tenant signs are limited to predetermined
sign type, locations, and area. The number of sign type options identified in the
3
SA 08-1254 Jefferson Sq. (STAFF REPORT)
sign program provide for a better mix of signs for the shopping center, while
providing flexibility for tenant sign needs.
The sign program proposes a total of four monument signs, one at each entrance
to the shopping center. However, the La Quinta Municipal Code (L.Q.M.C) limits
monument signs for non-residential uses to one sign per street frontage;
subsequently allowing a maximum of two monument signs per this site. The
applicant has stated to staff that due to market demand and the type of shopping
center, additional monument signs are requested.
Per the City's Municipal Code, the maximum allowable sign area for a single
monument sign is 100 square feet aggregate. The proposed monument signs are
approximately 190 square feet aggregate in size. Per Section 9.160.090.E. Sign
Adjustments, additional sign area can be granted "to allow a sign that is compatible
with other conforming signs in the vicinity." By applying additional square footage
to the monument signs, the signs will be of a compatible size and scale with
existing monument signs at the adjacent shopping center in the City of Indio and
with the recently approved monument sign for La Quinta Valley Plaza. Although
findings can be made to allow additional sign area to the monument signs, staff
does not recommend findings to justify additional monument signs.
FINDINGS:
The following findings can be made in support of Sign Application 2008-1254:
A. Sign Application 2008-1254, as recommended, is consistent with the
purpose and intent of Chapter 9.160, in that sign standards contained within
the sign program either comply with the general provisions of the sign code
or have met the findings required in order to deviate from the sign standards
as set forth in Chapter 9.160.
B. Sign Application 2008-1254, as recommended, is harmonious and consistent
with all signs as proposed under the Sign Program, due to the common use
of letter type and size, color and location of signs.
C. Sign Application 2008-1254, as recommended, is harmonious with and
visually related to the subject buildings as the scale of the signs and letter
sizes used accentuate the building design.
D. Sign Application 2008-1254, as recommended, is harmonious with and
visually related to surrounding development, as it will not adversely affect
surrounding land uses or obscure other adjacent conforming signs.
E. Sign Application 2008-1254, as recommended, is compatible with other
conforming signs in the vicinity, specifically the size and height of similar
monument signs located east of the subject site across Jefferson Street and
at the La Quinta Valley Plaza on Highway 111.
SA 08-1254 Jefferson Sq. (STAFF REPORT) 4
RECOMMENDATION:
Adopt Minute Motion No. 2008 - approving Sign Application 2008-1254 as
submitted, subject to the following conditions:
1. All illuminated building -mounted signs shall be turned off between the hours
11:00 p.m. and 4:00 p.m., or within 1 hour of the business closing, which
ever occurs first. Illuminated signs requiring 24-hour illumination will be
approved by the Planning Director on a case -by -case basis.
2. The center is limited to one monument sign per street frontage (one sign on
Fred Waring Drive; one sign on Jefferson Street). Each monument sign is
limited to 200 square feet aggregate.
3. Per Section 9.160.050, monument sign locations shall be located a minimum
of five (5) feet outside of the public right-of-way.
4. Anchor Tenants shall be defined as tenants occupying over 25,000 square
feet.
5. A disclaimer shall be added on page 5, and all pages which show sign
locations on building elevations. The disclaimer shall read "Sign area shown
on building elevation is an approximate representation only and is intended to
provide a visual representation of potential sign locations. Sign location and
permissible sign area shall conform to the text specific to each building and
individual sign type."
6. Within 30 days of Planning Commission approval, a revised Sign Program
(with text and graphics) shall be submitted to the Planning Department
incorporating any amendments or conditions of approval by the Planning
Commission.
Prepared by:
Z'c
Enc Ceja , tant Planner
Attachments:
1. Site Map
2. Sign Program
SA 08-1254 Jefferson Sq. (STAFF REPORT)
5
ATTACHMENT # 1
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PH#B
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 8, 2008
CASE NO.: SIGN APPLICATION 2003-720 AMENDMENT 2
APPLICANT: OLD TOWN LA QUINTA, LLC
REQUEST: CONSIDERATION OF AN AMENDMENT TO THE OLD
TOWN LA QUINTA SIGN PROGRAM ALLOWING THE
INSTALLATION OF BRACKET SIGNS FOR SECOND
FLOOR TENANTS
LOCATION: MAIN STREET, OLD TOWN LA QUINTA; WEST OF
DESERT CLUB DRIVE; EAST OF AVENIDA BERMUDAS;
SOUTH OF CALLE TAMPICO
GENERAL PLAN: VC: VILLAGE COMMERCIAL
ZONING: VC: VILLAGE COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THIS SIGN APPLICATION IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO PROVISIONS OF SECTION
15311 (CLASS 1 1) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND
Old Town La Quinta is located in the La Quinta Village, bounded on the east by
Desert Club Drive, on the west by Avenida Bermudas, and on the north by Calle
Tampico (Attachment 1). The Planning Commission approved the Sign Program
for Old Town La Quinta on September 24, 2003 (SA 2003-720). La Quinta
Municipal Code Section 9.160.090 requires that adjustments to signs previously
approved under a planned sign program receive Planning Commission approval.
SIGN REQUEST
The applicant is requesting that an amendment to the previously -approved sign
program be approved for Old Town La Quinta allowing the placement of blade
1
signs for certain second -story tenants (Attachment 2). The applicant is
proposing the following addition to the text section of the sign program
(Attachment 3):
TENANT BLADE SIGNS - SECOND STORY TENANTS ONLY
Tenants with square footage that exceed 2,000 square feet of leaseable
second story space shall be allowed blade signage that must fit within a
Six (6) square foot maximum area, not to exceed eight (8) inches in depth,
with an overall weight not to exceed 50 pounds. Tenants with less than
2,000 square feet of lease space shall be allowed blade signage that must
fit within a four (4) square foot maximum area, not to exceed six (6)
inches in depth with an overall weight not to exceed 50 pounds.
Tenant shall have the option of blade signage location at either North or
South facing of building and attached to the building where tenant suite is
located. Exact location of sign shag be at Landlord's discretion and in a
location that best meets the objective of identifying tenant's suite
location. Blade signs are prohibited on any building fascia along Calle
Tampico.
Tenants will be provided a Blade Sign Bracket to install individual tenant
blade signs. These brackets shall remain the property of the Landlord and
at no time she# be moved or removed without Landlord's prior written
consent.
Sign panels shall be designed, fabricated and installed by each Tenant
using a developer -approved bracket. When installed on Landlord's bracket,
sign panel must maintain a clearance height of 84" from finished floor.
Tenant will be given creative liberty when designing blade sign.
Additionally, the applicant is proposing the following text addition regarding
future amendments to the Old Town La Quinta sign program:
MODIFICATIONS TO SIGN PROGRAM
Any changes or modifications to Old Town La Quinta Exterior Sign
Program can be approved by The City of La Quinta Planning Director,
unless The Planning Director deems the change or modification to be
brought forth to The Planning Commission.
1)
ANALYSIS
Staff concludes that the proposed tenant blade signs would be beneficial to Old
Town La Quinta, particularly second story tenants. Not only do the blade signs
give the tenants the opportunity to have unique visible signage, the type of sign
adds architectural character to Main Street.
Currently, tenant blade signs are permitted by the Old Town La Quinta sign
program. However, the ceiling -mounted blade signs are only permitted for first
floor tenants, can only be located in the storefront arcade areas, and are limited
to three (3) square feet.
The proposed tenant blade signs are consistent and compatible with the existing
blade signs, and allow more sign area as they are placed in more prominent
locations on the building fascias. Exact locations for the blade signs are not
defined, as second story tenant spaces are modifiable depending on what interior
tenant improvements are made.
Therefore, tenant blade signs will require review and approval of a sign permit by
the Planning Department. The sign permit review process will include
confirmation of landlord approval, tenant space square footage, sign placement
location, and sign specifications.
Staff is also recommending approval of the requested text addition regarding
modifications to the sign program. Although the Old Town La Quinta sign
program is relatively simple with regards to type of signs allowed and
specifications, the diversity of tenant uses result in diverse sign -types, which in
turn results in minor modifications necessary to allow for approval of tenant
signage.
Rather than multiple amendments to the sign program, this proposed
modification clause, which has become standard in more recent sign programs,
affords the Planning Director some discretion as to what constitutes a minor
modification to the sign program. If the Planning Director determines that a
modification is too significant, then a sign program amendment, subject to
Planning Commission review and approval, would be required.
Public Notice
This project was advertised in The Desert Sun newspaper on June 27, 2008, and
mailed to all property owners within 500 feet of the site. To date, no comments
have been received from adjacent property owners. Any written comments
received will be handed out at the public hearing.
i]
FINDINGS
LQMC Section 9.160.090 Sign Permit Review gives Planning Commission the
opportunity to allow adjustments to sign programs by granting additional sign
area, additional numbers of signs, alternative sign locations, alternative types of
signage, and new illumination or additional height, subject to specific findings for
each type of adjustment. Based on the foregoing analysis, the following findings
can be made to permit the proposed blade signs:
A. Additional Area: Sign Application 2003-720, Amendment 2, as
recommended, achieves an effect which is essentially architectural,
sculptural or graphic art, and allows signs to be in proper scale with its
building or use. The proposed tenant blade signs are decorative, and
the maximum size allowed is not out of scale with Old Town La Quinta
buildings.
B. Additional Number: Sign Application 2003-720, Amendment 2, as
recommended, compensates for inadequate visibility, and facilitates
good design balance. Second story tenants were previously unable to
incorporate blade signs into their business identification methods. With
the allowance of tenant blade signs, second story tenants will have
adequately visible signs, while maintaining good design balance as
extra wall -mounted signs are not added.
C. Alternative Locations: Sign Application 2003-720, Amendment 2, as
recommended, grants alternative on -site locations in order to further
the intent and purposes of this LQMC Section 9.160 or where normal
placement would conflict with the architectural design of a structure.
If second story tenants were permitted normal fascia -mounted wall
signs, the Old Town La Quinta building walls could become cluttered
and imbalanced. The tenant blade signs are a suitable alternative to
more wall signs.
D. Alternative Type of Sign: Sign Application 2003-720, Amendment 2,
as recommended, facilitates compatibility with the architecture of
structure(s) on the site and improves the overall appearance on the
site. The tenant blade signs add architectural articulation to the site,
and are a preferred improvement compared with the alternative of
additional wall signage.
M
Adopt Minute Motion No. 2008 -_, approving Sign Application 2003-720
Amendment 2, based on the attached analysis and findings, and subject to the
following conditions of approval:
1. Within 30 days of Planning Commission approval, a revised Sign
Program (with text and graphics) shall be submitted to the Planning
Department incorporating any amendments or conditions of approval by
the Planning Commission. The graphics section of the program shall
incorporate an exhibit identifying which building fascias may receive
placement oJ/blade signs.
by:
Y WUU, Associate Planner
Attachments:
1. Location Map
2. Example of Tenant Blade Sign
3. Proposed Old Town La Quinta sign program text amendments
5
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11
BI #A
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2008
CASE NO: NOT APPLICABLE
APPLICANT: LA QUINTA REDEVELOPMENT AGENCY
PROPERTY OWNER: NOT APPLICABLE
REQUESTS: DISCUSSION OF AMENDMENT TO RDA PROJECT AREA
NO. 2, PRELIMINARY PLAN - RECENTLY ANNEXED
WASHINGTON STREET PROPERTY.
1) SELECT AND APPROVE BOUNDARIES OF THE AREA
PROPOSED TO BE ADDED BY THE FIFTH AMENDMENT
TO THE REDEVELOPMENT PLAN FOR THE LA QUINTA
REDEVELOPMENT PROJECT AREA NO. 2
2) APPROVE A PRELIMINARY PLAN FOR SAID
AMENDMENT
3) AUTHORIZE TRANSMITTAL OF SAID PLAN TO THE
LA QUINTA REDEVELOPMENT AGENCY
ENGINEER: NOT APPLICABLE
LANDSCAPE
ARCHITECT: NOT APPLICABLE
LOCATION: NOT APPLICABLE
ENVIRONMENTAL
CONSIDERATION: IN ACCORDANCE WITH CEQA AND STATE LAW, IT IS
ANTICIPATED THAT A MITIGATED NEGATIVE
DECLARATION WILL BE PREPARED FOR THE PROPOSED
FIFTH AMENDMENT AND CERTIFIED BY THE CITY
COUNCIL AND THE AGENCY PRIOR TO CONSIDERING
AN ORDINANCE APPROVING THE AMENDMENT.
GENERAL PLAN
DESIGNATION: HIGH DENSITY RESIDENTIAL (HDR)
ZONING: HIGH DENSITY RESIDENTIAL (RH)
1
SURROUNDING
LAND USES: NORTH - UNINCORPORATED RIVERSIDE COUNTY
(HIDDEN RIVER ROAD, VACANT UNDEVELOPED
PROPERTY, MULTI -FAMILY RESIDENTIAL)
EAST - UNINCORPORATED RIVERSIDE COUNTY
(VACANT UNDEVELOPED PROPERTY)
SOUTH - CITY OF LA QUINTA (MEDITERRA
APARTMENTS)
WEST - WASHINGTON STREET, CITY OF PALM DESERT
(OFFICE, CHURCH, SINGLE FAMILY RESIDENTIAL)
BACKGROUND:
The La Quinta Redevelopment Agency is proposing to amend La Quinta
Redevelopment Project Area No. 2 ("Project Area No. 2") to add an existing 73 unit
apartment complex and a 5.8 acre vacant parcel ("Fifth Amendment"). Combined,
these contiguous properties are 12.42 acres in size and are located east of
Washington Street and south of Hidden River Road; they were annexed into the
City in December 2007. The Agency has purchased the vacant parcel, and is in
the process of purchasing the apartment complex (escrow is slated to close in
September 2008). The Agency will then rehabilitate the existing apartment
complex and is planning to construct up to 84 new apartment homes on the vacant
parcel. The existing apartment complex is occupied by very low, and low- income
senior and handicapped households. The new apartment homes would be slated
for the same types of households.
When annexed, the General Plan land use and zoning designations of High Density
Residential were assigned to the subject properties. The High Density Residential
designations provide for a maximum density of up to 16 dwelling units per acre. In
accordance with the City's density bonus provisions, the maximum density may be
allowed to exceed 16 dwelling units per acre. The land use and zoning
designations assigned to the subject properties are consistent with the adjacent
property to the south, which is an existing apartment complex located within the
City limits. When considering the existing and planned units for the subject
properties, the density is approximately 12.7 dwelling units per acre.
The California Redevelopment Law ("CRL") mandates that the La Quinta
Redevelopment Agency secure 1,994 affordable dwellings. These dwellings must
feature covenants to insure that they remain affordable to very low, low- or
moderate -income households for 45 to 55 years (45 years for single family
dwellings and 55 years for multi -family dwellings). To date, the Agency has
secured, or is in the process of securing, 1,589 units. The subject properties
would contribute to this effort.
FA
Per the CRL, a redevelopment agency must produce two affordable units for every
one unit it receives credit for, if the properties are located outside of the
redevelopment agency's redevelopment project area; the redevelopment agency
receives a one for one credit if the dwellings are located in a project area. In order
to receive one for one unit credit for the subject property's existing and proposed
affordable units, the Agency is proposing to amend the redevelopment plan and
add the properties to Project Area No. 2.
The first step in a redevelopment plan amendment that adds property to a
redevelopment project area is to have the community's legislative body adopt a
redevelopment survey area. The La Quinta City Council adopted the
Redevelopment Survey Area on July 1, 2008. The next step is to have the
Planning Commission consider the Preliminary Plan that delineates the area to be
added.
PROPOSAL:
The La Quinta Redevelopment Agency is requesting that the Planning Commission
consider and approve the attached Preliminary Plan. This Preliminary Plan
designates the properties that would be added by the Fifth Amendment, and
generally describes current land uses, applicable development standards, and
potential impacts on surrounding neighborhoods. The Fifth Amendment only adds
these properties to Project Area No. 2. No other provisions of the Redevelopment
Plan would be modified.
Project Area No. 2 was established in 1989 and has been amended four times.
Section 33320.2 of CRL states that an unblighted, noncontiguous area may be
included in a project area if it is being used predominantly for the construction and
rehabilitation of low- or moderate -income housing, as long as that area is not
included for the purpose of obtaining tax increment and the redevelopment agency
will not use the power of eminent domain in that area. This area satisfies these
provisions.
The Planning Commission will be involved at three junctures in the Fifth
Amendment: (1) considering the Preliminary Plan; (2) reviewing the draft Mitigated
Negative Declaration for the Fifth Amendment; and (3) providing a report and
recommendation to the City Council on the consistency of the Fifth Amendment
with the City's General Plan.
ANALYSIS:
Pursuant to CRL Section 33322, a planning commission may select one or more
project areas comprised of all or part of any survey area and must formulate a
preliminary plan for each redevelopment project area selected. Furthermore, CRL
K
Section 33325 requires that the Planning Commission submit the preliminary plan
to the Redevelopment Agency.
Therefore, as required by CRL, staff recommends that the Planning Commission
approve the Preliminary Plan that designates the properties to be added to Project
Area No. 2 through the Fifth Amendment, and authorize submittal of the
Preliminary Plan to the Redevelopment Agency.
PUBLIC NOTICE AND COMMENT:
No public notice is required for this action.
STATEMENT OF MANDATORY FINDINGS:
Based on the provisions of the General Plan and Zoning Code, findings necessary to
approve this proposal can be made as noted in the attached Resolution to be
adopted for the Fifth Amendment.
RECOMMENDATION:
Adopt Planning Commission Resolution 2008-_, selecting and approving the added
area boundaries, approving the Preliminary Plan, and authorizing submittal of the
Preliminary Plan to the Agency.
Transmitted by:
J
City MOager — Development Services
Director
Attachments:
1. Resolution No. 2008-046
2. Preliminary Plan for the Fifth Amendment
0
PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, SELECTING AND APPROVING
BOUNDARIES FOR THE AREA PROPOSED TO BE ADDED BY THE
FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE LA
QUINTA REDEVELOPMENT PROJECT AREA NO. 2, APPROVING A
PRELIMINARY PLAN FOR THE REDEVELOPMENT PLAN AMENDMENT,
AND AUTHORIZING SUBMITTAL OF THE PRELIMINARY PLAN TO
THE LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, the La Quinta Redevelopment Agency ("Agency") is a
public body, corporate and politic, organized and existing under the California
Community Redevelopment Law (Health & Safety Code Section 33000 et seq.)
("CRL"); and
WHEREAS, the City Council of the City of La Quinta ("City Council")
approved and adopted the Redevelopment Plan for Redevelopment Project Area No.
2 ("Redevelopment Plan"), by Ordinance No. 139 on May 16, 1989, as amended
by Ordinance No. 259 on December 20, 1994, by Ordinance No. 399 on February
3, 2004, by Ordinance No. 403 on March 16, 2004, and by Ordinance No. 404 on
March 16, 2004; and
WHEREAS, in accordance with Section 33310 of the CRL the City
Council designated by Resolution No. 2008-046 on July 1, 2008, a survey area
("Survey Area") to determine the feasibility of adding territory to Redevelopment
Project Area No. 2; and
WHEREAS, the Planning Commission will hereby select the boundaries
for the area proposed to be added by the Fifth Amendment to the Redevelopment
Plan ("Fifth Amendment") and formulate the Preliminary Plan for the Fifth
Amendment, pursuant to CRL Sections 33450, 33320.1, 33320.2, 33322,
33324, and 33325 ("Preliminary Plan");
WHEREAS, the Planning Commission proposes to transmit the
Preliminary Plan to the Agency in the form submitted herewith.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the Preliminary Plan for the proposed Fifth Amendment has been
formulated pursuant to CRL and has been received by the Planning
Commission in the form attached hereto as Exhibit A.
5
PAReports - M2008\7-8-08\Preliminary Plan\pc reso prelimplan.doc
Planning Commission Resolution 2008-
Preliminary Plan for the Fifth Amendment to the Redevelopment Plan
for the La Quints Redevelopment Project Area No. 2
July 8, 2008
2. The Planning Commission hereby approves the Preliminary Plan attached
hereto as Exhibit A and transmits the Preliminary Plan together with a copy
of this resolution, to the Agency.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 10' day of July, 2008, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON
Planning Director
City of La Quinta, California
3
P:\Reports - PC\2008\7-8-08\Preliminary Plan\pc reso prelimplan.doc
Planning Commission Resolution 2008-
Preliminary Plan for the Fifth Amendment to the Redevelopment Plan
for the La Quinta Redevelopment Project Area No. 2
July 8, 2008
EXHIBIT A
PRELIMINARY PLAN
FOR THE
FIFTH AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE LA QUINTA
REDEVELOPMENT PROJECT AREA NO. 2
Attached as a separate document.
PAReports - M2008\7-8-08\Preliminary Plan\pc reso prelimplan.doc
ATTACHMENT 1
RESOLUTION NO. 2008-046
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA DESIGNATING A REDEVELOPMENT SURVEY
AREA FOR STUDY PURPOSES FOR THE PROPOSED
AREA TO BE ADDED BY THE FIFTH AMENDMENT TO
THE REDEVELOPMENT PLAN FOR THE LA QUINTA
REDEVELOPMENT PROJECT AREA NO. 2
WHEREAS, the La Quinta Redevelopment Agency ("Agency") is a public
body, corporate and politic, organized and existing under the California Community
Redevelopment Law (Health & Safety Code Section 33000 at seq.) ("CRL"); and
WHEREAS, pursuant to the CRL, the City Council of the City of La Quinta
("City" or "City Council", as applicable), approved and adopted the Redevelopment Plan
for Redevelopment Project Area No. 2 ("Existing Project Area"), by Ordinance No. 139
on May 16, 1989, as amended by Ordinance No. 259 on December 20 ,1994 and
Ordinance No. 399 on February 3, 2004, Ordinance No. 403 on March 16, 2004 and
Ordinance No. 404 on March 16, 2004; and
WHEREAS, the City Council wishes to study adding territory to the Existing
Project Area; and
WHEREAS, the area under consideration consists of all territory within the
City as shown on Exhibit A; and
WHEREAS, any territory under consideration to become part of a
redevelopment project area must be in a redevelopment survey area (the "Survey
Area"); and
WHEREAS, in accordance with Section 33310 of the California Health and
Safety Code, the City Council, as the legislative body, may designate a survey area
for study purposes to determine the feasibility of potential redevelopment activities
within the Survey Area.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LA QUINTA
HEREBY RESOLVES, AS FOLLOWS:
SECTION 1. That the City Council hereby finds that the proposed Survey
Area requires study to determine if redevelopment activities within the Survey Area
are feasible and, therefore, designates the area as depicted on Exhibit A attached
to this resolution and incorporated herein by reference as a Survey Area within the
meaning of Section 33310 of the California Health and Safety Code.
0
Resolution No. 2008.046
Designation of Survey Area - Amendment of Redevelopment Plan
Project Area No. 2
Adopted: July t, 2008
Page 2
SECTION 2. The City Council hereby acknowledges that the Planning
Commission of the City of La Quinta will consider the selection of the boundaries
for one or more areas to be added to the Existing Project Area from within the
Survey Area and to submit a preliminary plan for the redevelopment of such
proposed added areas, pursuant to California Health and Safety Code Sections
33322 and 33325.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City Council
of the City of La Quinta held this 1" day of July, 2008, by the following vote:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPH, Mayor
City of La Quinta, California
ATTEST:
VERONICA J. MONTECINO, CMC, City Clerk
City of La Quinta, California
(CITY SEAL)
APROVED AS TO FORM:
M. KATHERINE JENSON, City Attorney
City of La Quinta, California
E
Resolution No. 2008-046
Designation of Survey Area - Amendment of Redevelopment Plan
Project Area No. 2
Adopted: July 7, 2008
Page 3
EXHIBIT A: MAP OF SURVEY AREA
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ATTACHMENT 2
LA QUINTA REDEVELOPMENT AGENCY
78-495 Calle Tampico, La Quinta, CA 92253
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Preliminary Plan
Fifth Amendment to the Redevelopment Plan for the
La Quinta Redevelopment Project Area No. 2
INTELLIGENT COMMUNITY DEVELOPMENT
ROSENOW SPEVACEK GROUP INC.
309 WEST 4TH STREET
SANTA ANA. CALIFORNIA
92701-4502
T 714 541 4585
F 714 5411175
E INFO IWEBRSG.COM
WEBR]SP COM
PRELIMINARY PLAN
La Quinta Redevelopment Agency
TABLE OF CONTENTS
INTRODUCTION..................................................................................................................... 1
Project Area No. 2.............................................................................................................. 1
Preliminary Plan................................................................................................................. t
PROJECT AREA NO. 2 AND ADDED AREA LOCATION & DESCRIPTION ...................... 2
Project Area No. 2.............................................................................................................. 2
Proposed Added Area ........................................................................................................ 2
GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS .................................. 2
LandUses........................................................................................................................... 2
Proposed Layout of the Principal Streets of the Added Area .......................................... 3
Proposed Population Densities......................................................................................... 3
ProposedBuilding Densities.............................................................................................. 3
Proposed Building Standards............................................................................................ 3
ATTAINMENT OF THE PURPOSES OF THE LAW............................................................. 3
CONFORMANCE TO THE CITY'S GENERAL PLAN........................................................... 3
GENERAL IMPACT OF PROPOSED PROJECT UPON RESIDENTS OF THE PROJECT
AREA & SURROUNDING NEIGHBORHOODS.................................................................... 3
EXHIBITA: ADDED AREA MAP............................................................................ .5
EXHIBIT B: ADDED AREA LEGAL DESCRIPTION ................................... ................6
CMomments and Setlingslcwalkekocal Seting0emporary Internet Files101-1<5BTreliminary Plan doc 12
PRELIMINARY PLAN
La Quinta Redevelopment Agency
INTRODUCTION
This is the Preliminary Plan ("Preliminary Plan") for the Fifth Amendment to the La
Quinta Redevelopment Agency's ("Agency") Redevelopment Project Area No. 2
("Project Area No. 2"). The Agency is initiating redevelopment plan amendment
proceedings to add approximately 12.42 acres of property ("Added Area") to Project
Area No.2. This would be the fifth amendment to the Redevelopment Plan for Project
Area No. 2 ("Redevelopment Plan"). The purpose is to preserve and expand the
community's supply of affordable housing by substantially rehabilitating an existing 73
unit apartment complex, and developing new affordable multifamily units. The proposed
Redevelopment Plan amendment ("Fifth Amendment') is being prepared in conformance
with California Community Redevelopment Law, Health and Safety Code Section 33000
et. sea. ("CRL" ).
The Added Area lies approximately half a mile north of Project Area No. 2 (shown in
Exhibit A and described in Exhibit B), and is generally bound by Hidden River Road to
the north, Washington Street to the west, and the Mediterra Apartments along Darby
Road to the south. The eastern border varies between Byron Place and Lima Hall Road.
Project Area No. 2
The La Quinta Redevelopment Agency was establised in 1983. The Agency adopted its
first redevelopment project in November, 1983. Project Area No. 2 was established in
May, 1989 by Ordinance No. 139 to primarily address infrastructure deficinencies that
limited private sector investment in commercial and residential development. The
Redevelopment Plan was subsequently amended on December 20, 1994 by Ordinance
No. 259 to conform to new legal requirements. It was amended again on February 3,
2004 by Ordinance No. 399 to increase the limit on the amount of tax increment revenue
the Agency may receive, and again on March 16, 2004 by Ordinance Nos. 403 and 404
to extend the duration of the Redevelopment Plan by one year.
Preliminary Plan
This Preliminary Plan designates the boundaries of the proposed Added Area and
provides a general description of the Added Area. It has been prepared for the Planning
Commission of the City of La Quinta ("Planning Commission") who, pursuant to CRL,
must review and approve the Preliminary Plan. It will then be transmitted to the Agency
Board for final aciton. If the Board approves this Preliminary Plan, the redevelopment
plan amendment process will formally begin.
O RSG
In accordance with CRL Section 33324, this Preliminary Plan must:
• Describe the boundaries of the proposed Added Area;
• Contain a general statement of land uses and layout of principal streets, population
densities, building intensities and standards proposed as the basis for the redevelopment
of the Added Area;
■ Demonstrate how the purposes of the CRL would be attained by redevelopment of the
Added Area;
• Demonstrate how the Fifth Amendment is consistent with the community's General Plan;
and
• Describe, generally, the impact of the Fifth Amendment on residents of the Added Area,
the existing Project Area and the surrounding neighborhoods.
Page 1
PRELIMINARY PLAN
La Quinta Redevelopment Agency
PROJECT AREA NO. 2 AND ADDED AREA LOCATION & DESCRIPTION
Project Area No. 2
Project Area No. 2 encompasses 3,116 acres and is located in the northern portion of
the City of La Quinta. It is generally bound by Fred Waring Drive on the north, Jefferson
Street on the east and Avenue 50 to the south. The western border varies between
Washington Street and just beyond Eisenhower Drive. Project Area No. 2 is developed
with a mix of residential, commercial, institutional and recreational uses.
Added Area
The Added Area consists of noncontiguous properties located in the City of La Quinta,
approximately half a mile north of the Project Area No. 2. (shown in Exhibit A). The
Added Area is 12.42 acres in size and currently subdivided into 3 parcels. The land use
is designated for High Density Residential, as governed by the City's General Plan. Two
of the three parcels are developed with a 73 unit apartment complex; the dwellings are
affordable to very low and low income seniors and disabled residents; the remainder of
the properties are vacant land. The Agency intends to rehabilitate the apartment
complex, and develop a new complex up to 16 dwelling units per acre. The new
dwellings will be affordable to very low and low income 55 years and older households.
Section 33320.2 (a) of the CRL provides that when adding territory to a redevelopment
project area, the area may be either contiguous or noncontiguous. All noncontiguous areas
shall be either blighted or necessary for effective redevelopment. An unblighted,
noncontiguous area shall be conclusively deemed necessary for effective redevelopment if
that area is being used predominantly for the construction and rehabilitation of low- or
moderate -income housing, as long as that area is not included for the purpose of obtaining
tax increment and the redevelopment agency will not use the power of eminent domain in
that area. The Added Area meets these provisions. The Agency is pursuing the Fifth
Amendment in order to preserve and enhance existing affordable housing, and to develop
new affordable housing. Further, the Agency will be selling these units to a non-profit
operator who will pay limited or no property taxes. Thus, the Agency is not pursuing this Fifth
Amendment for the purpose of obtaining tax increment revenue. Finally, the Agency's
eminent domain authority expired in 2001. It cannot use this authority in the Added Area
because it does not have eminent domain authority.
GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS
The Fifth Amendment will not alter the planning elements contained in the
Redevelopment Plan. These planning elements are the applicable provisions of the
City's General Plan, Zoning Ordinance, and other state and local guidelines, as they
may be amended from time to time.
Land Uses
The permitted land uses will be those authorized by the City's General Plan and Zoning
Ordinance, as amended from time to time, and all applicable state and local codes and
guidelines.
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Page 2
PRELIMINARY PLAN
La Quinta Redevelopment Agency
Proposed Layout of the Principal Streets of the Added Area
Exhibit A presents the principal streets within the Added Area. The principal streets
include Washington Street and Hidden River Road. The layout of principal streets and
shall conform to the General Plan as currently adopted or hereafter amended.
Proposed Population Densities
The population desities will conform to the General Plan and Zoning Ordinance, as
currently adopted or as hereafter amended, and all other applicable codes and
ordinances. Population desities will increase when the vacant parcels are developed up
to 16 dwelling units per acre pursuant to its designated land use.
Proposed Building Densities
Building densities will be in accordance with the General Plan and Zoning Ordinance, as
they now exist or are hereafter amended.
Proposed Building Standards
Building standards shall conform to the building requirements of applicable State
statues, and local codes and ordinances.
ATTAINMENT OF THE PURPOSES OF THE LAW
The Fifth Amendment will attain the purposes of the CRL by preserving and rehabilitating
existing affordable housing, and constructing new affordable housing. The Agency
intends to rehabilitate the existing 73 unit multi -family apartment complex and record 55
year affordability covenants. These covenants will insure that these dwellings will remain
affordable to very low and low income households for 55 years. This complex is 30 years
old and is needs substantial rehabilitation. The Agency also intends to facilitate the
development of up to 84 new affordable dwellings that will remain affordable to very low
and low income 55 year and older households for 55 year. In the process, the Agency will
also improve on- and off -site drainage, and improve both the local and regional street
systems.
CONFORMANCE TO THE CITY'S GENERAL PLAN
This Preliminary Plan is consistent with the City's General Plan because land uses,
layout of the principal streets, and other development standards incorporate existing
General Plan policies. The Amended Plan will not institute land use or other planning
policies not otherwise permitted by the General Plan.
GENERAL IMPACT OF PROPOSED PROJECT UPON RESIDENTS OF THE
PROJECT AREA & SURROUNDING NEIGHBORHOODS
O RSG
The Agency does not envision that the proposed Project (rehabilitating the existing 73
unit apartment complex and developing the new affordable dwellings) will impact either
the Project Area or the surrounding neighborhoods. The Project will:
Plge 3
PRELIMINARY PLAN
La Quinta Redevelopment Agency
O RSG
Rehabilitate the existing apartment complex and site to current City standards.
These improvements will also include ingress and egress improvements, traffic
circulation improvements, and storm water drainage improvements.
Develop the vacant parcels with up to 84 new multi -family affordable dwellings.
This new development will conform to current City standards. These dwellings
will expand the community's supply of housing affordable to very low and low
income households.
The Agency does not envision that these improvements will not have an impact on the
residents of Project Area No. 2 not the surrounding neighborhoods. It will not impact
Project Area No. 2 residents because it is not adjacent to the project area. The traffic
circuation and drainage improvements will enhance the surrounding neighborhood. The
Added Area residents will be impacted because they must be tempoarilly relocated while
their dwellings are rehabilitated. The Agency will be preparing a relocation strategy to
assist these residents during this process. Once these units are rehabilitated, the
residents will then enjoy new rehabilitated dwellings.
Page 4
PRELIMINARY PLAN
La Quinta Redevelopment Agency
EXHIBIT A
LA QUINTA REDEVELOPMENT PROJECT AREA NO. 2 - FIFTH AMENDMENT
Hidden er''Rd
Mountain View Darby Rd
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Proposed Added Area
Project Aree No. 2
T _ ` Avenue 50
AN Project Aree No. 1
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PRELIMINARY PLAN
La Quinta Redevelopment Agency
EXHIBIT B
LEGAL DESCRIPTION OF THE AREA TO BE ADDED BY THE FIFTH AMENDMENT
TO THE REDEVELOPMENT PLAN FOR THE LA QUINTA REDEVELOPMENT
PROJECT AREA NO. 2
A portion of the south half of the northwest one -quarter of Section 18, Township 5
South, Range 7 East, San Bernardino Base and Meridian, in the County of Riverside,
State of California, described more particularly as follows:
Beginning at the west one -quarter corner of said Section 18, said comer being on the
existing boundary of the City of La Quinta and on the centerline of Washington Street
the following courses:
Course 1. Thence, North 0*08'34° East along the westerly line of said Section 18 and
centerline of Washington Avenue a distance of 664.02 feet to the northwest corner of
the south half of the south half of government lot 2 said comer also being on the
centerline of Hidden River Road as shown on Parcel Map No. 12323;
Course 2. Thence North 89"34'27" East along the northerly line of said south half of the
south half of Section 18 and centerline of Hidden River Road a distance of 475.34 feet
to a paint that is 11.00 feet easterly of northwest comer of Lot D of said Parcel Map No.
12323;
Course 3. Thence South 0°08'34 West parallel to said westerly line of said Lot D and
the westerly line of Parcel 2 of said Parcel Map No. 12323 a distance of 400.31 feet to a
point on the southerly line of said Parcel 2, said point also being on the northerly
property line of that parcel of land described in deed to Testa Family Limited
Partnership II, recorded December 26, 1995 as document number 426898 in the office
of the County Recorder of said Riverside County;
Course 4. Thence North 89034'280 East along the Northerly line of said Testa Family
land a distance of 849.23 feet;
Course 5. Thence South 0°20'37"East 265.62 feet to the southerly line of said Testa
Land, said point also being on the east -west centerline of said Section 18;
Course 6. Thence South 89039'27 West along said east -west centerline of Section 18
and southerly of said Testa Family land 1326.81 feet to the point of beginning.
Area = 12.42 Acres, more of less
John F. Young, PLS 4666
O RSG
6 30 O�
Date
Plge 6
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2008
APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY
ARCHITECT: N/A
LANDSCAPE
ARCHITECT: HSA DESIGN GROUP (HSA)
REQUEST: CONSIDERATION OF THE SILVERROCK RESORT PROJECT
PROGRAMMING AND DESIGN RECOMMENDATIONS, PLANS,
GRAPHICS AND VARIOUS EXHIBITS PREPARED BY HSA
DESIGN GROUP FOR THE VARIOUS SILVERROCK DESIGN
COMPONENTS
LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND AVENUE
52
ENVIRONMENTAL
CONSIDERATION: THE CITY OF LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY
ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL
ASSESSMENTS 2002-453 AND 2006-568 PREPARED FOR THE
SILVERROCK SPECIFIC PLAN 06-080 WHICH WAS CERTIFIED
ON JULY 18, 2006. NO CHANGED CIRCUMSTANCES OR
CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE
PREPARATION OF SUBSEQUENT ENVIRONMENTAL ANALYSIS
PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166
SINCE THIS PROJECT IMPLEMENTS SPECIFIC PLAN 06-080.
GENERAL PLAN/
ZONING MAP: GOLF COURSE / TOURIST COMMERICAL
1
BACKGROUND:
Phase I SilverRock Resort improvements, oompleted in 2005, included the Arnold
Palmer Classic Course, Temporary Clubhouse, Avenue 52 entry feature, perimeter
landscaping, and related infrastructure improvements.
Phase II SilverRock Resort improvements include the installation of the "backbone"
infrastructure, including on -site streets, three (3) bridges spanning the Coachella
Canal (box culvert, golf cart, and pedestrian), water, sewer and dry utilities;
Permanent Clubhouse; second Municipal Golf Course; the project entry feature(s),
and on -site landscaping.
The La Quinta Redevelopment Agency (RDA) entered into a Professional Service
Agreement (PSA) with HSA Design Group to provide landscape architectural
services for the SilverRock Resort, Phase II Development, including design, and to
prepare plans, specifications, schedules and cost estimates for various Phase II
SilverRock Resort improvements.
The Phase II improvements will be phased so that the extension of SilverRock Way
will be extended to the clubhouse and Coachella Canal. Landscape and entries
south of the canal will be constructed in conjunction with the Jacbosen/Hardy Golf
Course.
Landscape and Entry Design
The landscape architect is responsible for maintaining the "RDA's Vision" for all
aspects of Phase II design and for making recommendations in regard to the
aesthetic character and quality of the various design elements, plant palette,
building materials, site furnishing, design features, water features, signage,
common landscape areas and areas of interface with the private hotel/resort
developments. Additionally, the landscape architect is coordinating with the resort
development team to ensure that both the public and private facilities are
consistent in design and materials quality.
The programming and design program's primary focus is on the major project entry
at Jefferson Street and Hotel Drive; the streetscapes associated with the primary
roadways, SilverRock Way and Hotel Drive; and areas where streets and common
areas interface with the private hotel developments as well as the proposed second
golf course.
The design program includes reviewing the existing landscape installations
completed as part of the Phase I development to determine how these design
concepts might be incorporated throughout the Phase II development areas.
Likewise, the Landscape Architect is prepared to discuss how many of the new
2
Phase II design concepts might be 'retrofitted' into the existing Phase I landscape
areas to create an overall unified theme throughout the entire SilverRock Resort.
The following is an outline and brief description of the various Phase II development
areas being presented for the Commission's review consideration:
SilverRock Thematic Concept
The overall landscape at SilverRock will embrace the vision the City of La Quinta
established soon after its purchase of "the last great piece of land in the Coachella
Valley". It was envisioned to create a world -class resort destination that offers
something for everyone — golf, outdoor activities, shopping, dining, and
entertainment.
The project theme will respect many historical, cultural and natural influences that
the site provides, and most importantly, it will be "authentic" to La Quinta. The
rustic nature of the site inspires the use of natural materials such as rock, stone,
and wood along with desert plantings that provide seasonal color, texture, and
interest.
The landscape theme will also embrace the architectural styles already established
for the SilverRock Clubhouse, with its Traditional Hacienda character, and the La
Solana boutique hotel with its Contemporary Mexican character. Selected materials
from both will be incorporated into the landscape theme and repeated throughout
the project creating a sense of place with rich, aesthetic beauty.
SilverRock is dominated by the spectacular mountain that imposes its presence on
the entire site. The landscape throughout the project emphasizes this presence
through aggressive forms, sharp rock formations and a diverse mix of plant
material.
Jefferson Entry
The diverse desert landscape and strong land forms along the perimeters offer
visual interest which announces the project and promotes occasional glimpses into
the oasis of the development.
The entry is carved through a large land form, and accentuated with built forms
using the natural and refined elements complimenting the themes embodied at the
future Clubhouse and future Hotels. The entry is flanked by tall stone columns and
supported with stucco and stacked stone walls. The columns form an entry portal
which frames the view to the majestic Santa Rosa mountain range to the west, and
creates a dramatic feeling of enclosure before opening the views to the manicured
golf course below. The roadway is surrounded on both sides by dramatic
3
landforms and native fan palms which provide canopy and definition for the
roadway and the multi use trail.
Potted bougainvillea plants surround the pedestrian portal, which is cut through a
tall, earthtone-color stucco wall. Other rustic elements such as wood and wrought
iron are introduced to help enhance the old-world rustic character.
Hotel Drive and SilverRock Way
The landscape along Hotel Drive reflects the colorful desert theme, using fan palms
and desert canopy trees to accentuate and frame views to the golf course and the
future hotel and commercial sites.
The road crests over the bridge which connects both sides of the golf course,
offering spectacular views to areas within the project. Short stone walls meander
intermittently along the roadway, connecting the entry to the hotel site at the
intersection of SilverRock Way. The intersection is decorated with enhanced
paving to match the paving at the entry and the bridge crossing, and the landscape
is dominated by large canopy trees and impressive fan palms.
SilverRock Way will carry the same landscape theme as Hotel Drive. From the
roadway, landforms, canopy trees and other plant material will frame opportunistic
views to the golf courses and the mountains. The experience for walkers,
bicyclists and golf cart patrons will be more dramatic, as the journey through the
landscape will offer more opportunity to experience the desert flora and fauna up
close and at a slower pace.
Circulation and Interpretive Nodes
A major component of the SilverRock Resort is the incorporation of the multi use
trail system and the incorporation of interpretive nodes throughout the site. The
nodes, incorporated along the multi use trail system, encourage interaction with the
environment and offer educational, interpretive and interactive experiences,
creating a wonderful opportunity for guests to learn about the community and its
desert environs.
The site offers incredible opportunity to learn about the history and natural wonders
of the valley. Each node will address a different subject, providing interesting
information in visual and physical formats. Suggested topics may include:
History of Golf in the Valley
View opportunity of the finishing hole of the Jacobsen/Hardy golf course. A
plaque could briefly describe the history of golf in La Quinta and the Bob
El
Hope Chrysler Classic. The overlook would provide potential spectator
viewing areas incorporated into the golf course design.
Coachella Canal
Viewing node on the west side of the bridge crossing the Coachella Canal
with an educational plaque identifying the history and importance of the
canal in the agricultural and urban development of the Coachella Valley. A
secondary plaque could identify the entire Colorado River Basin and how the
canal water arrives at SilverRock.
Agriculture and Farming
A node could focus on the importance of farming and agriculture in the
Coachella and Imperial Valleys. A list of fruits and vegetables grown in
region, and the impact of the industry on California and beyond, could be
included.
Santa Rosa National Monument
A small node providing views of Santa Rosa National Monument, with a
plaque describing the geology of the mountain ranges around the valley. The
verbiage could include information on San Jacinto, and San Gorgonio
mountains describing the elevation changes and climatic variations that exist.
Ancient Lake Cahuilla
Node located with a viewing area of the waterline marks on the
mountainside identifying the lake level of the ancient lake. A timeline and
fossil imprints could be incorporated into the walkway to add interest.
Bear Creek Oasis Indigenous People - Cahuilla Indians
A Node in a fan palm grove could identify and describe the history of the
Cahuilla Indians, where they lived, and their influence on the valley today.
Interesting features would be included, such as a mortar stone, and plants
that were used in day to day life - palms, cactus, aloe, creosote bush.
Indigenous and Introduced Desert Plant Material
Description of climate and how it affects plants in the desert. The garden
area can be planted with a variety of plants with identifying signage.
Signage identifying plants and other features will be incorporated throughout
internal portion of trail system.
G
La Quinta Arts Festival
A more interactive node would highlight the Arts Festival. This node could
be located in the area at the southeast corner of the Hotel Drive/SilverRock
Way intersection. It could be designed with an outdoor turf area that would
be used for exhibits or small events at specific times throughout the year.
Celestial - Star Gazing
Provide a location with opportunity for celestial viewing and explanation of
the Valley's 'Dark Sky' philosophy. This node could be part of the Hotel -
developed walkway system, where patrons could enjoy an evening stroll
close to their rooms.
History of the Site and the City of La Quinta
This node would describe the history of the Ahmanson Ranch and how it
came to be SilverRock Resort. The history of the City of La Quinta and its
role in the Valley, the Official Bird, Tree and Flower would also be
highlighted.
Native and Endangered Animals
Plaques identifying animals native to the desert such as coyotes, rabbits,
lizards and spiders would be incorporated. A description of how the natural
landscape of the golf course and common areas help provide habitat for
these animals. A summary of endangered species such as Bighorn Sheep,
Desert Tortoise, Southern Yellow Bat, Desert Salamander, and Fringe Toed
Lizard that are protected in the region.
Tennis Courts and Children's Play Area
This area for this activity node could be set aside, and developed by the
hotel development(s) as part of the amenities included for hotel guests. It
would provide an opportunity to play tennis and an area for structured and
unstructured play. The site currently being considered is located
immediately north of the existing maintenance facility, and act as a buffer
between the hotel and maintenance facility.
The internal nodes along with the overall landscape, will provide another
opportunity to enhance the resort experience for all visitors, and connect
SilverRock to adjacent La Quinta neighborhoods. The trail system also extends
beyond the site to the perimeter roads, running along Jefferson Street, Avenue 52
and Avenue 54. Naturally shaded rest areas with stone benches are incorporated
at intervals along the perimeters to provide respites for walkers and joggers. The
am
trail system can also be used as an exercise path. There are two "exercise loops"
available — a 3 mile loop, and a 1.5 mile loop. Each loop trail commences and ends
at the intersection at Hotel Drive and SilverRock Way via the Jefferson Entry. The
precise type and number of nodes will be determined during the final project design
process.
Golf Course Landscape
The manicured turf and playable areas of the golf course will be cut through a
rugged and raw native landscape. Rock outcroppings, deep arroyos, and
aggressive contouring will be accented with colorful and textural plant materials,
selected to provide interest and color throughout the year.
It is important to create visual interest on the journey from green to tee. Dense
canopies, dramatic shaping, and textural variety will be incorporated in these areas
to provide a dramatic experience for the golfer.
Playable waste areas are almost devoid of plant material, accented only with 'vase'
shaped grasses and grass -like shrubs that will tend to repel golf balls rather than
'catch' them. As the landscape transitions away from playable areas, more shrubs
are introduced and the shaping becomes more dramatic. This design strategy
dramatically frames the golf course while providing a stark contrast to the subtle,
soft movements of the playable turf.
Trees, shrubs and accents will be selected and located to create this diverse
landscape whose color and textures will evolve throughout the season and
throughout the years.
RECOMMENDATION:
The Planning Commission discussion should be focused on the SilverRock Resort
programming design recommendations in regard to the aesthetic character and
quality of the various design elements.
Staff recommends the Commission review the plans, graphics and various exhibits
and provide comments to the La Quinta Redevelopment Agency.
7
trail system can also be used as an exercise path. There are two "exercise loops"
available — a 3 mile loop, and a 1.5 mile loop. Each loop trail commences and ends
at the intersection at Hotel Drive and SilverRock Way via the Jefferson Entry. The
precise type and number of nodes will be determined during the final project design
process.
Golf Course Landscape
The manicured turf and playable areas of the golf course will be cut through a
rugged and raw native landscape. Rock outcroppings, deep arroyos, and
aggressive contouring will be accented with colorful and textural plant materials,
selected to provide interest and color throughout the year.
It is important to create visual interest on the journey from green to tee. Dense
canopies, dramatic shaping, and textural variety will be incorporated in these areas
to provide a dramatic experience for the golfer.
Playable waste areas are almost devoid of plant material, accented only with 'vase'
shaped grasses and grass -like shrubs that will tend to repel golf balls rather than
'catch' them. As the landscape transitions away from playable areas, more shrubs
are introduced and the shaping becomes more dramatic. This design strategy
dramatically frames the golf course while providing a stark contrast to the subtle,
soft movements of the playable turf.
Trees, shrubs and accents will be selected and located to create this diverse
landscape whose color and textures will evolve throughout the season and
throughout the years.
RECOMMENDATION:
The Planning Commission discussion should be focused on the SilverRock Resort
programming design recommendations in regard to the aesthetic character and
quality of the various design elements.
Staff recommends the Commission review the plans, graphics and various exhibits
and provide comments to the La Quinta Redevelopment Agency.
E
Transmitted by:
Douglas R. ans
Assistant City Manager -Development Services
Attachment: This report contains a number of attachments which are
provided for Planning Commission Review. Exhibits include:
1. SilverRock Thematic Concept
2. Jefferson Entry Conceptual Plan
3. Jefferson Entry Perspectives
4. Jefferson Entry Additional Perspectives
5. Hotel Drive Conceptual Streetscape
6. Trails and Interpretive Nodes
7. Interpretive Node Concepts
8. Golf Course Landscape Concept
66