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PCRES 1997-012PLANNING COMMISSION RESOLUTION 97-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT PERMIT 96-594 TO ALLOW CONSTRUCTION OF SINGLE FAMILY HOUSES FOR VESTING TENTATIVE TRACT MAP 28458 CASE NO.: SITE DEVELOPMENT PERMIT 96-594 APPLICANT: EZ OKIE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10" day of December, 1996, and 141" day of January, 1997, hold duly noticed Public Hearings for a 28.8-acre site with 115 single family houses, generally on the north side of Fred Waring Drive and 1,615-feet east of Washington Street, more particularly described as: Portion of the SYz SEY4 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 96-331 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 96-594: 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. RESOPC86-c Planning Commission Resolution 97-012 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 96-331) 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. RESOPC86-c Planning Commission Resolution 97-012 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 96-594 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 111h 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 RGSOPC86-c Planning Commission Resolution 97-012 �JACQUES ABELS, Chairman /City d La Quinta, California ATTEST: IY HEr,,MAN, Community Development Director of La Quinta, California RPSOPC86-c CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 96-594 (VTTM 28458) EZ OKIE FEBRUARY 11, 1997 CONDITIONS: Pedestrian gates leading into the side and back yards shall be wrought iron or tubular metal. Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12'-0" wide or larger (Section 9.160.030 (D2)). 2. The landscape/irrigation 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 yard landscaping shall include lawn and a minimum often shrubs (i.e., 5-gallon or larger) and two trees (i.e., 2 trees @ 15-gallon with I" diameter trunks and one 24" box tree with a 1.75" diameter trunk) for interior lots and five trees (4 trees @ 15-gallon minimum with one 24" box tree) for comer 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. 3. 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. 4. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and/or rear yard areas behind screen walls or landscaping. All equipment shall be a minimum distance of five -feet from any property line. 5. The concrete driveways shall include expansion joints and a broom finish (or better) texture. The driveways shall be at least the width of the garage opening and be located to permit backing out into the abutting local public streets. 6. All requirements of Vesting Tentative Tract Map 28458, Environmental Assessment 96-331, and the RL Zone District shall be met during building permit plan check approval. 7. Only 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. COND594c-final 8. 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. Roil -up, sectional metal garage doors shall be installed for this project. 10. 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. The balance of the homes shall have setbacks between 20' and 25'. 11. This site development permit shall run concurrently with the land division application processed under Title 13 of the Municipal Code. 12. Permanent signing for the Tract shall be approved by the Planning Commission prior to issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160 of the Zoning Ordinance. 13. A minimum six-foot high decorative masonry wall measuring minimum six -inches in thickness she be constructed around the perimeter boundaries of the project prior to any occupancy releases as required by the acoustic study for the project. The perimeter walls facing an arterial street shall include features such as offsets (i.e., jogs) and pilasters, and be topped off with a masonry cap pursuant to the exhibits on file with the Community Development Department. The design height of the wall along Fred Waring Drive shall conform with the acoustic study prepared for the project. 14. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped gable ends (with concrete tiles) to enhance the architectural styling of the houses. The architectural plans shall be modified prior to building permit issuance. 15. Plaster surrounds shall be added to all windows on the side building elevations for all houses in the Tract. 16. Roof attic vents mounted on the gable ends of the prototype houses shall include plastered surrounds.