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PCRES 1997-009PLANNING COMMISSION RESOLUTION 97-009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT PERMIT 96-593 TO ALLOW CONSTRUCTION OF SINGLE FAMILY HOUSES FOR VESTING TENTATIVE TRACT MAP 28457 CASE NO.: SITE DEVELOPMENT PERMIT 96-593 APPLICANT: EZ OKIE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 101h day of December, 1996, 141h day of January, 1997, and 111h day of February, 1997, hold duly noticed Public Hearings for a 33.1-acre site with 116 single family houses, generally on the north side of Fred Waring Drive and 2,600-feet east of Washington Street, more particularly described as: Portion of the S'h SE1/4 of Section 18, T5S, R7E, SBBM (APN: 609-080-013 and 609-070-035) WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63)• The Community Development Department has prepared Environmental Assessment 96-330 for this project which states the project will not have a significant impact on the environment based on conditions; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of approval to justify a recommendation for approval of said Site Development Permit 96-593: A. The proposed houses are consistent with the City's General Plan and Zoning Code. The property is designated Low Density Residential (2-4 dwelling units per acre) per the provisions of the 1992 General Plan Update. The project density is 3.5 dwellings per acre which is under the maximum level for the LDR District. Detached single family houses are consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) provided conditions are met. RESOPC85-C, Fmi Planning Commission Resolution 97-009 The site is zoned RL (Low Density Residential District) which permits single family development on lots a least 7,200 sq. ft. The one and two-story houses meet minimum City requirements and will be consistent with the provisions'of the Zoning Code (Chapters 9.30 - 9.60) at the time building permits are acquired. B. The new single family houses are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is vacant and covered by sand dunes and native shrub. Mitigation fees and environmental studies (i.e., cultural resources, noise, drainage, geotechnical, biologic, air quality, etc.) were completed for this application. The studies generally state that development will not adversely affect local wildlife habitats because this is an isolated area surrounded by urban development. This project will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures were completed at the time the site was disturbed or will be mitigated (EA 96-330) based on the proposed Conditions of Approval. C. The architectural design of the houses is consistent with other projects in the vicinity. Mediterranean style houses are proposed. The one and two-story houses, which range in size from 1,600 to 2,700 square feet, are compatible with adjacent houses because the exterior materials to be used are stucco with concrete tile roofing. Desert colors are proposed for each prototype housing unit to create diversity since only one building elevation is proposed per housing type. Garage parking will be provided for each house as required. No house will be less than 1,600 square feet which is larger than required, and one story houses will be built along the perimeter of the project as required by the RL District provisions. Conditions are recommended to ensure the houses are built to current Code standards when constructed. D. The site design of each house shall be compatible with surrounding areas and include prevalent site features. The houses are plotted so that the front yard of the house is generally 20-feet from the front property line. In order to enhance the streetscape design, the houses shall be located 20- to 25-feet from the front property line and side - loaded garages should be encouraged ensuring that the RL District standards shall be met. Conditions are recommended which require varied front yards for this proposal in addition to other requirements. RESOPC85-C. Final Planning Commission Resolution 97-009 E. The site landscaping will complement the proposed buildings and create a unifying influence for the community. Each house will have front yard landscaping which will include trees, shrubs and groundcover with on -site irrigation. The landscaping improvements will be similar to adjacent detached single family developments. The parkway landscaping will include various plant materials which shall be lush and semi - mature when installed to enhance the perimeter wall which is required to buffer noise from automobiles on Fred Waring Drive, a major arterial. The location of the wall and its relationship to the street will be no less than approximately 18- feet from the edge of the right-of-way to create a harmonious transition from this project and adjoining properties (i.e., Starlight Dunes, etc.). The proposed plant materials are acceptable for this climate zone and complement other residential developments in the area. WHEREAS, in the review of this Site Development Permit, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval to the City Council of Site Development Permit 96-593 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 111" day of February, 1997, by the following vote, to wit: AYES: Commissioners Butler, Gardner, Newkirk, Seaton, Tyler, Woodard and Chairman Abels. NOES: None ABSENT: None ABSTAIN: None RESOPC85-C. Pinnl Planning Commission Resolution 97-009 /JACQUF{� ABELS, Chairman "City of La Quinta, California ATTEST: iY HERnMAN, Community Development Director of La Quinta, California R&SOPC85-C. FmA CONDITION OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 96-593 EZ OKIE JANUARY 14, 1997 FINDINGS: The architectural aspects of the development will be compatible and not detrimental to other existing houses which are located in the surrounding area based on conditions. No two story homes shall be built next door or behind any existing single story houses within the development unless previously plotted by the prior developer or along the perimeter tract boundaries where existing houses are built and along Fred Waring Drive. The houses shall comply with the conditions of Vesting Tentative Tract Map 28457, Environmental Assessment 96-330 and other project related development applications. CONDITIONS: Eighteen inch roof eaves shall be provided for all dwellings units. Stucco "boxed" roof eaves are permitted. 2. Stuccoed pop -outs shall be provided around all windows and doors on front and side building elevations, subject to final approval by the Community Development Director. Decorative walls or fences shall be constructed for each house prior to the issuance of a Certificate of Occupancy as required by the RL District standards. A decorative masonry wall shall be constructed around the perimeter boundaries of the project (i.e., south, east and north sides) prior to any occupancy releases. Construction of the wall along Fred Waring Drive may be deferred in front of the model complex provided construction arrangements are made with the Community Development Director prior to building permit issuance. The new perimeter tract walls shall be constructed of slumpstone masonry blocks and be compatible with the existing Starlight Dunes wall on Fred Waring Drive. The maximum height of a perimeter fence shall be 6-0" unless the grade difference between the properties requires a retaining wall. In this case, the maximum wall height can be 8'-0 4. Pedestrian gates leading into the side and back yards shall be wrought iron. Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12-feet wide or larger (Section 9.160.030 (D2)). 5. The landscape/irrigations plans shall be submitted to the Community Development Department for review. The plans will require Community Development Department, Coachella Valley Water District, and the Riverside County Agriculture Commissioner approval before they will be considered final. The plans shall include the following: (A) front COND593c yard landscaping shall include lawn and a minimum of ten shrubs (i.e., 5-gallon or larger) and two trees (i.e., 15-gallon minimum) for interior lots and five trees (15-gallon minimum) for corner lots; and (B) landscaping or fencing shall screen all ground mounted mechanical equipment (i.e., A/C condensing units, pool equipment, etc.). All provisions of Chapter 8.13 (Water Efficient Landscaping and Irrigation) shall be met. The developer and subsequent property owner shall continuously maintain all landscaping in a healthy and viable condition. 6. Lawn areas for front yards shall be either Hybrid Bermuda (Summer) or Hybrid Bermuda/Rye (Winter) depending upon the season when it is installed. All trees shall be double staked to prevent wind damage. All shrubs and trees shall be watered with bubblers or emitters. Landscape improvements shall be installed before final occupancy of the house. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and rear yard areas behind screen walls or landscaping. All equipment shall be a minimum distance of five -feet from the property line. The concrete driveways shall include expansion joints and a broom finish (or better) texture. The driveways shall be the width of the garage opening and be located to permit backing out into the abutting public streets excluding Fred Waring Drive. 9. All requirements of Vesting Tentative Tract Map 28457, Environmental Assessment 96-330, and the RL Zone District shall be met during building permit plan check approval. 10. One-story houses (22 feet or less in height) shall be constructed within 150-feet of the right- of-way of Fred Waring Drive or adjacent to the side or rear of any existing single family houses as required by Chapters 9.50 and 9.60 of the Zoning Code. 11. A Minor Use Permit shall be required for temporary model complexes (sales offices) including signs/flags per Section 9.60.250 of the Zoning Code. 12. Rear and sideyard structures shall be located five feet or more from a property line (Section 9.60.040, Patio Covers, Decks and Play Equipment). Lattice cross -members shall not be smaller in size than 2" by 2" (nominal) and be spaced at 2" intervals or less. No structure shall exceed 12 feet in height. 13. Two story building elements which abut a sideyard setback shall be located a minimum distance of 10-feet from the property line. 14. Roll -up, sectional metal garage doors shall be installed for this project. 15. Pools or spas shall be located a minimum distance of three -feet from the property line and shall be fenced as required by Section 9,60.070 of the Zoning Code. The water in the pool _ shall be located a minimum distance of4'-0" from any on -site building. The pool or spa shall be fenced with minimum 5-foot high enclosure as required by the Building and Safety Department. 16. Storage and other accessory buildings are permitted provided the requirements of Chapter 9.60 of the Zoning Code are met. 17. The Community Development Director may approve minor design deviations provided the architectural integrity of the proposal remains intact. The Community Development Department shall approve the final construction plans prior to building permit issuance. 18. Front yard building setbacks shall be varied to enhance the streetscape appearance of the development. No more than 75% of the houses, per tract phase, shall have 20-foot setbacks from the front property line. 19. Guest houses are regulated by Section 9.60.100 of the Zoning Code. All guest houses shall be single -story (IT) and not exceed 30% of the main residence square footage. A Minor Use Permit is required. 20. Three car garages are required for four bedroom houses (Chapter 9.150, Parking). Each required garage parking space shall be a minimum inside dimension of 10' by 20' without encroachments of mechanical equipment (e.g., two car garage = 20' by 20'). 21. Minor deviations in building setbacks of less than 10-percent requires a Minor Adjustment Application to be approved by the Community Development Director pursuant to Section 9.210.040 of the Zoning Code.