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2012 05 22 PC
City of La Quinta Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.ora C OF ft9 PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calls Tampico La Quinta, California MAY 22, 2012 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2012-011 Beginning Minute Motion 2012-004 1. CALL TO ORDER A. Pledge of Allegiance B. Roll Call 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 May 8, 2012. 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 ................... CONDITIONAL USE PERMIT 2012-141 Applicant........... Chris McFadden — Architect Location............ 78-267 Highway 111 - Southwest Corner of Plaza La Quinta and Highway 111 Request ............. Consideration of a Conditional Use Permit for Site and Tenant Improvements for a VCA Animal Hospital Within Plaza La Quints. Action .:............... Staff Recommendation for Adoption of Resolution .Recommending Approval — CUP 2012-141- Resolution 2012- B. Item ................... GENERAL PLAN AMENDMENT 2012-124 AND ZONING CHANGE 2012-141 Applicant........... City of La Quints Location............ Property Located at 77-885 Avenida Montezuma and Property Located on the North Side of Avenida Montezuma Between Avenida Navarro and Avenida Bermudas Request............. Consideration of an Amendment to the La Quinta General Plan Map Changing Two Properties From Village Commercial to Major Community Facilities and an Amendment to the La Quints Zoning Map Changing the Same Two Properties From Village Commercial to Major Community Facilities Action ................. Staff Recommendation for Adoption of Resolution Recommending Approval of GPA 2012-124 - Resolution 2012- and ZC 2012-141 — Resolution 2012- VI. BUSINESS ITEMS: A. Item ................. GENERAL PLAN UPDATE Applicant.......... City of La Quinta Location............ City-wide Request ............. Consideration of Proposed Land Use and Circulation Elements of the General Plan Update. Action.................No Action Needed — For Discussion Only. VII. CORRESPONDENCE AND WRITTEN MATERIAL: VIII. COMMISSIONER ITEMS: A. Report on City Council meeting of May 15, 2012 B. Chairman Alderson is scheduled to attend the June 5, 2012, City Council meeting. IX. DIRECTOR ITEMS: X. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on June 12, 2012, 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, May 22, 2012 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, 51-321 Avenida Bermudas, on Thursday, May 17, 2012. DATED: May 17, 2012 CAROLYN WALKER, Executive Secretary City of La Quinta, California Public Notices The La Quinta 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. IV RA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 8, 2012 I. CALL TO ORDER A. A regular meeting of the La Quinta order at 7:03 p.m. by Chairman AIj PRESENT: Commissioners ABSENT: Commissioners STAFF PRESENT: Planning PUBLIC COMM . III. CONFIRM OF CONSENT CAL and 7:03 p.m. Commission was called to Chairman Alderson. Manager Nesbit, Engineer Sawyer, Executive bem om ts, or tif3ns, it was moved by Commissioners ht/Barro '' ' ap them tes of April 24, 2012, as submitted. A..r.. Commis ers ws, Wright, and Chairman Alderson. NOES: Non '_.. BSENT: issi ids Weber and Wilkinson. ABSTAIN: None. PUBLIC INGS a A. Site Dew "''`ant Permit 2006-863, Amendment #1: a request by AV ConstructiW for consideration of approval of four (4) new architectural and unit landscaping plans. for Alta Verde Coral Mountain (formerly Pasatiempo) located on the north side of Avenue 58, t %4 mile west of Madison Street. Principal Planner Nesbit presented the staff report, a copy of which is on file in the Planning Department. Planning Commission Minutes May 8, 2012 Staff advised the Commission of a correction to the report identifying the existing units will be completed in a sand finish. Staff clarified the existing units will painted, as they are currently finished in stucco. They will not be re -done in the sand finish proposed for the new units. Staff added there were several letters distributed prior to the meeting; one of which was from the Santa Rosa Trails Community on the west side. They had concerns about an iron gate. The gate was built as a secondary fire access and they wanted to make sure the gate would be removed and replaced by the continuation of the perimeter wall. Staff explained the gate was required when the tract was originally built and that requirement was changed by the fire department. In addition, there was some fill material deposited in a location against the west wall which was causing some calcium build-up. That situation would be cleared up when the lot is graded to finish floor level. Staff stated specific action was probably not needed with regard to the wall build-up, but it could be discussed during the Commission's review of the project. Chairman Alderson asked if there were any questions of staff. Commissioner Barrows asked staff to review where the open space was located and what was originally approved. Staff gave an overview of the original approval of that area. General discussion followed on the location of the iron gate, the use of the gate as fire access, and its size. Chairman Alderson asked if it was the developer's intent to remove the gate and fill the wall in accordingly. Staff responded they would have to defer to the developer when they made their presentation. Commissioner Wright asked about the location of a proposed cart path gate. Staff responded they did not know since it had not been proposed. Chairman Alderson informed the audience that tonight's meeting was only to discuss the architectural and aesthetic value of the project as -2- Planning Commission Minutes May 8, 2012 well as the adjoining landscaping. There would be no discussion of a proposed new gate or any concerns, with PGA West, that did not relate to the items he mentioned, as this was not the right forum for those discussions. There being no further questions of staff, Chairman Alderson asked if there were any questions of the applicant. Mr. Andrew Adler, President and CEO of Alta Verde Group, 315 South Beverly Drive.#208, Beverly Hills CA land offices in Rancho Mirage), introduced himself and said they had done a lot of work in terms of the development of the project and bringing it back to life. Their main interest was to take a defunct project, of 70 empty lots, and be able to acquire the project in a manner that they could work through the project in segments. They've put a tremendous amount of effort back into re -beautifying the area and part of the contract required the seller, which was a bank that foreclosed on the project, to have 100% of the bond improvements completed, to have the City requirements completely finished, as well as have a road deeded over to the City. All that has been done. That was a condition of closing and the good news was that the bonds were now finished and completed and the warranty bond maintained. Chairman Alderson asked if the site had been graded. Principal Engineer Wimmer said it was graded to the configuration of the original houses and development. Chairman Alderson asked if they would be moving any mass quantities of dirt to accommodate the new site layout because it is completed and bonded. Principal Engineer Wimmer said there would be no mass grading, just some minor grading. Mr. Adler confirmed there was only minor site grading and explained that as they staked the pads of each house there would be no substantial grading or change of the community in any manner whatsoever. Chairman Alderson asked if the minor grading would include removal of the dirt adjacent to the wall mentioned earlier. -3- Planning Commission Minutes May 8, 2012 Mr. Adler said they had been actively cleaning that up. They had a meeting with their landscape consultant and had already begun removing old landscaping, putting in new succulent beds, and painting the front gates. Mr. Adler said they had addressed some of the Architecture and Landscaping Review Committee (ALRC) recommendations. They had taken all of their recommendations into the final design of the project and then outlined specific items that were being addressed; which also included base solar on the flat roofs of every house. Chairman Alderson asked if they were going to provide solar power or the provisions for it. Mr. Adler responded they were actually providing solar power. They would be putting in a base system that could be upgraded two more levels. As their name Alta Verde implied, they aimed to be a green and sustainable -oriented developer. Chairman Alderson asked if the ALRC recommendations, had been incorporated, or were going to be incorporated, into this project. Mr. Adler said that was correct. He explained they have added a couple of darker finishes, included some tall palms to be scattered throughout the community; as well as the dog park idea for the center's prime recreation and retention basin. Mr. Adler commented on the fire gate on the west side of the property, saying they were inclined to complete the wall because it will be in the back yards. However, they would have to review, with the City, whether the wall was actually on their property. They would have to take a look at that because it may have been constructed by Santa Rosa and could be something that was an accommodation between the properties. It could be the responsibility of Santa Rosa; but they are going to check on this and if it is Alta Verde's wall they will see that it is closed in. Mr. Adler pointed out the model homes and explained the logic of their placement; as well as how they planned to revitalize the existing model homes and their marketing strategy to show the renewal of the community. They want to promote the idea that the prior failed development is gone. a- Planning Commission Minutes May 8, 2012 General discussion building in phases development. followed on the placement of the model homes, and the traffic flow for the best display of the Commissioner Barrows asked for clarification in terms of the solar,. saying in the ALRC minutes it mentions if solar tax rebates were still available it would cover the costs to the upgrade to the homeowner. She asked if that was intended to mean that the tax rebates might cover the upgrade, not that the applicant was going to provide that cost. Mr. Adler responded tax rebates are either State or Federal programs and they were out of the applicant's control. He explained they paid for the base installation and then gave some examples of how the program would work. Commissioner Barrows said she just wanted to clarify that someone else was going to pay for the upgrade; not the applicant. It was a little bit unclear. Mr. Adler said it was priced in a manner that was attractive to the buyer because it had tax incentives with it, but the applicant would be charged to some degree. Commissioner Barrows asked for clarification on the ALRC comments about solar control. She understood it to mean what was being done to prevent sunlight from windows, etc. because the following comments had to do with large amounts of exposed windows, and how those could be protected by awnings or some other shading. She asked if the applicant could review what was being done to limit the impact of sunlight on windows because that was a place for significant heat gain. Mr. Adler explained how they had minimized some windows, utilized trellises, dropped the sizes of a few doors, gotten rid of some double door sets, utilized dramatic overhang features and sun screen shading. He noted they have gotten rid of a little of the architectural drama in favor of taking some of the ALRC advice and would incorporate these changes in the final designs. -5- Planning Commission Minutes May 8, 2012 General discussion followed on: • Title 24 requirements • Solar protection of the windows/doors • The use of alumawood • Metal clad wood interior doors • Dismissal of the use of traditional cloth awnings as being incompatible with the architectural style • Use of metal tubing for the cabana posts • Fiberglass dual panel garage doors Chairman Alderson said cabanas were intended as changing rooms for the swimming pool, and expressed his concern that these cabanas could become storage rooms; especially the one that was not fully enclosed. Mr. Adler said they were optional structures and the one that was not fully enclosed was very much in the spirit of resort -style outdoor dining; possibly with misters around it. He added it was basically a nice shaded structure to dine, sit, or lounge, under. The other was more of an enclosed structure that, could be used for changing or a little guest structure. It was the buyer's option whether it was to be enclosed or not, and the developer was currently working on the final designs General discussion followed on: • Price range. • When the building would begin. • If the building would be done in increments or all at once. • The current updating of the existing model homes. • Construction/completion target dates. Commissioner Barrows asked if there might be some architecturally compatible options for solar relief screening; especially on Plan D3. Mr. Adler said he understood the conditions and they would take into advisement the idea of adding a linear, or alumawood, awning to come out the back of the master double door set which faced either west or east. 6- Planning Commission Minutes May 8, 2012 General discussion followed on landscaping on the west side of the homes, lack of protection from the sun, and the developer's willingness to incorporate changes into the final designs. Commissioner Wright asked if the cabana structures complied with the City's architectural guidelines. Planning Director Johnson responded there were no architectural guidelines for this type of accessory structure. He did say staff had added a condition, or stipulation, with regards to use of the enclosed unit, but from the standpoint of architectural style it was free for consideration by the developer. Commissioner Wright asked if the final plans had been done on the cabanas. Mr. Adler said the submitted drawing just showed spatial relationships and explained the type of plans they were working on. He said the units were optional, but would have to be aesthetically pleasing as they wanted to be able to sell them. There being no further questions of the applicant, Chairman Alderson asked if there was any public comment. Mr. Jim Taylor 80-823 Spanish Bay, introduced himself and asked about the drawing of the site plan on Page 80. He asked if all the lots on the north end had plans for homes. Chairman Alderson said that was the way it appeared. Mr. Taylor directed staff to Page 13, Item 10, which stated "Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development." He asked if there was anything being presented, any special easements, or acquiring of any additional property that would require this condition. Principal Planner Nesbit said no. These were standard conditions placed by the Public Works Department. They really related more to street improvements, grading operations, and things of that nature. The Public Works Department would be better able to explain why they would be attached to this particular project; even though it's mIM Planning Commission Minutes May 8, 2012 pretty much completed in terms of improvements. These conditions were not intended to infer there was any other access provisions other than what was shown on the plan. There weren't any ingress/egress points there. Mr. Taylor asked if this condition was inferring that these easements would have to be done before the development could be finished; or if they could be done in phases. Staff said a lot of them were related to utility easements; most of which were in place. There may be some easements that have to. be revised based on the fact that there are different units with different utility requirements. He said he would have to defer to the Public Works Department. Mr. Taylor referenced a portion of Item 11, which stated ".. proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage..." He then asked if the private street ONLY referred only to those streets within this development. Staff said yes. Chairman Alderson commented that if there were any access, or easement problems they would have shown up in a title search when the developer bought the property. Mr. Taylor said he was just trying to get clarification on the reference to easements. Mr. Robert Brown, 80-844 Spanish Bay, introduced himself and told the Chairman, based on his clear direction earlier, he was withdrawing his comments. There being no further public comment, Chairman Alderson closed the public hearing portion of the meeting and opened the matter for Commission discussion. Commissioner Barrows commented on: • The fact she was pleased with the design of the project. • The applicant's efforts to address the shading issues. -8- Planning Commission Minutes May 8, 2012 • The choice of a new design style, which was still compatible with the surrounding area. • The possibility of adding a condition to provide some kind of shading over the exterior doors as discussed. Commissioner Wright commented on: • An abandoned site being resurrected in this economy. • The modernism look in the Coachella Valley. • He applauded the ALRC for their comments. • He agreed with Commissioner Barrows on some design standards for shading on the west exposure windows. Chairman Alderson commented on: • His lack of enthusiasm for the design style. • How the modernistic, straight lines and low profile looked out of place with the neighbors. • How the ALRC recommendations should be included in the conditions of approval; as well as the recommendations mentioned by the other Commissioners. • His concern that the landscape would die and expose the residences even more. • His concern that the cabanas will turn into storage sheds. • He applauded the developer's intent to move forward. Commissioner Barrows asked staff if the ALRC recommendations were already incorporated into the conditions of approval. Staff responded that many of these comments were not made as recommendations, only suggestions. General discussion followed on the developer's comments on having already addressed the ALRC's recommendations and staff's comments that they had not verified any of that information as yet. There being no further questions or discussion, it was moved and seconded by Commissioners Barrows/Wright to adopt Minute Motion 2012-003 recommending approval of Site Development Permit 2006- 863, Amendment #1 as submitted, with the following additions: -9- Planning Commission Minutes May 8, 2012 Y 1. Include, as Conditions of Approval, all the ALRC recommendations stated on Page 7 as: A. Increased solar control provisions; B. Use of deeper/darker sand plaster finish colors; C. Addition of more and lusher landscaping materials; D. Use of slide doors vs. French doors in rear of units; E. Potential for dog watering fixture/location in the common greenbelt. 2. Add a condition stating: Require shading that is architecturally compatible to cover, or provide some protection, for the doors and windows that are on the west -facing exposure. AYES: Commissioners Barrows and Wright. NOES: Chairman Alderson. ABSENT: Commissioners Weber and Wilkinson. ABSTAIN: None. VI. BUSINESS ITEM: A. None VII. CORRESPONDENCE AND WRITTEN MATERIAL: A. None. VIII. COMMISSIONER ITEMS: A. Report of the City Council Meeting of May 1, 2012, given by Chairman Alderson. B. Commissioner Wright is scheduled to report back on the May 15, 2012, City Council meeting. C. Commissioner Wright stated The Desert Sun meeting calendar was irregular in their posting of the City's Planning Commission Meetings. Staff said they would speak with the La Quinta reporter regarding the addition of those dates. -10- Planning Commission Minutes May 8, 2012 IX: DIRECTOR ITEMS: A. Planning Director Johnson provided information to the Commissioners on: 1. The General Plan update and an upcoming Study Session discussion presentation and future public review of the Plan. 2. Interviews for the City Manager's position and further information to be presented at the May 15, 2012, City Council meeting. X. ADJOURNMENT: There being no further business, it was moved by Commissioners Wright/Barrows to adjourn this regular meeting of the Planning Commission to the next regular meeting to be held on May 22, 2012. This regular meeting was adjourned at 8:09 p.m. on May 8, 2012. Respectfully submitted, Carolyn Walker, Executive Secretary City of La Quinta, California -11- PH#B PLANNING COMMISSION STAFF REPORT DATE: MAY 22, 2012 CASE NO.: GENERAL PLAN AMENDMENT 2012-124 ZONE CHANGE 2012-141 APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF AN AMENDMENT TO THE LA QUINTA GENERAL PLAN MAP CHANGING TWO PROPERTIES FROM VILLAGE COMMERCIAL TO MAJOR COMMUNITY FACILITIES AND AN AMENDMENT .TO THE LA QUINTA ZONING `MAP CHANGING THE SAME TWO PROPERTIES FROM VILLAGE COMMERCIAL TO MAJOR COMMUNITY FACILITIES LOCATIONS: PROPERTY LOCATED AT 77-885 AVENIDA MONTEZUMA AND PROPERTY LOCATED ON THE NORTH SIDE OF AVENIDA MONTEZUMA BETWEEN AVENIDA NAVARRO AND AVENIDA BERMUDAS ENVIRONMENTAL DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THE PROPOSED AMENDMENTS ARE EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CHAPTER 2.6, SECTION 21080 OF THE PUBLIC RESOURCES CODE, CALIFORNIA ENVIRONMENTAL QUALITY ACT STATUTES, AND SECTION 15061 (13)(3), REVIEW FOR EXEMPTIONS OF THE CEQA GUIDELINES. BACKGROUND: The La Quinta Museum and the City -owned parking lot in the Village are currently zoned Village Commercial (Attachment 1). PROPOSAL: The purpose of these amendments is to bring the La Quinta General Plan and Zoning land use designations of certain existing public facility sites into consistency with their current and intended future use as sites serving the community's needs. Section 9.70.090 of the Zoning Ordinance identifies Major Community Facilities (MC) zoning for public schools, government offices, fire and police stations, post offices, libraries, community centers, corporate yards, and similar uses. Both of the sites proposed for the General Plan land use amendment and rezoning are developed and functioning as.Major Community Facilities but do not have the MC zoning designation. ANALYSIS: As the La Quinta Museum site and Village parking lot are fully developed and operational, and because the proposed action will bring existing non -conforming land uses into conformance with the appropriate designation, the General Plan Amendment and Zone Change will not have an impact on the surrounding neighborhoods. CEQA: The La Quinta Planning Department has determined that the proposed amendments are exempt from further environmental review under the California Environmental Quality Act (CEQA) pursuant to Chapter 2.6, Section 21080 of the Public Resources Code, California Environmental Quality Act Statutes, and Section 15061 (b)(3), Review for Exemptions of the CEQA Guidelines. PUBLIC NOTICE: This request was published in The Desert Sun newspaper on May 11, 2012. To date, no letters have been received. A copy of this request has been sent to all applicable public agencies and City Departments. STATEMENT OF MANDATORY FINDINGS: Findings to recommend approval of the General Plan Amendment and Zone Change can be made and. are contained in the attached Planning Commission Resolutions. RECOMMENDATION: Adopt Planning Commission Resolutions recommending approval of General Plan Amendment 2012-124 and Zone Change 2012-141- to the City Council. .Attachment: Vicinity Map PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 2012-124, APPROVING A CHANGE IN LAND USE DESIGNATIONS FOR MULTIPLE PARCELS LOCATED WITHIN THE LA QUINTA VILLAGE CASE NO.: GENERAL PLAN AMENDMENT 2012-124 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quints, California, did on the 22"' of May, 2012, hold a duly noticed Public Hearing for review of a City -initiated request to consider a General Plan Amendment for a change in land use for multiple parcels from Village Commercial to Major Community Facilities, located within the La Quinta Village, more particularly described as: APN: 773101003, 773078008, 773101002, 773078009,773078023,773101001 WHEREAS, said General Plan Amendment and Change of Zone has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63) in that the La Quinta Planning Department has reviewed the Amendment and Zone Change under the provisions of CEQA, and has determined that the Amendment is exempt pursuant to Section 15312 of the CEQA Guidelines; and WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on May 11 `", 2012, as prescribed by the Municipal Code; 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 recommending approval of said Amendment: Finding A The project is consistent with the General Plan The proposed General Plan Amendment is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The Planning Commission Resolution 2012- General Plan Amendment 2012-124 May 22, 2012 purpose of the change in land use designations is to bring the appropriate land.use designations into conformance with the existing public facilities. Finding B Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. Approval of the proposed General Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare in that the proposed change will not result in a substantial change to existing recreational area, will not result in the loss of existing wildlife habitat, nor will it have an effect on the conditions of the existing surrounding neighborhood due to the fact that all of the subject properties have already been developed as community facilities. The proposed General Plan Amendment will not result in any changed conditions and will therefore have no effect on the health, safety, and welfare of the community or surrounding natural environment. Finding C The new designation is compatible with the land use designations on adjacent properties. The General Plan Amendment will bring the properties into conformance with the General Plan and will have no effect on adjacent existing land uses because the properties have already been fully developed as community facilities. Finding D The new land use designation is suitable and appropriate for the subject property. The new land use designations are suitable and appropriate for the subject properties, as they are all public facilities utilized for education, public services, and public safety. The properties have been previously developed as community facilities such as a museum and public parking facilities. Finding E Approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed. Approval of the new land use designation is warranted because the existing land uses are better suited to a change in designation to Major Community Facilities over their current designations. Planning Commission Resolution 2012- General Plan Amendment 2012-124 May 22, 2012 Finding F ' The project is in conformance with the California Environmental Quality Act. The City has determined that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) because the public facilities are already constructed and the change in land use designation is consistent and appropriate for the public facilities. No physical change to the environment will occur as a result of the General Plan Amendment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval of General Plan Amendment 2012-124 to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 22"' day of May, 2012, 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 PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE" 2012-141, APPROVING A CHANGE IN ZONING FOR MULTIPLE PARCELS LOCATED WITHIN THE LA QUINTA VILLAGE CASE NO.: ZONE CHANGE 2012-141 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd of May, 2012, hold a duly noticed Public Hearing for review of a City -initiated request to consider a change of zone for multiple parcels from .Village Commercial to Major Community Facilities, located within the La Quinta Village, more particularly described as: APN: 773101003, 773078008, 773101002, 773078009,773078023,773101001 WHEREAS, said Zone Change has complied with the requirements" of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63) in that the La Quinta Planning Department has reviewed the Amendment and Zone Change under the provisions of CEQA, and has determined that the Amendment is exempt pursuant to Section 15312 of the CEQA Guidelines; and WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on May 111', 2012, as prescribed by the Municipal Code; 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 recommending approval of said Zone Change: Finding A The project is consistent with the General Plan The proposed Zone Change is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The purpose of the change in land use designations is to bring the appropriate land use designations into conformance with the existing public facilities. Planning Commission Resolution 2012- Zone Change 2012-141 May 22, 2012 Finding B Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. Approval of the proposed Zone Change will not create conditions materially detrimental to public health, safety and general welfare in that the proposed change will not result in a substantial change to existing recreational area, will not result in the loss of existing wildlife habitat, nor will it have an effect on the conditions of the existing surrounding neighborhood due to the fact that all of the subject properties have already been developed as community facilities. The proposed Zone Change will not result in any changed conditions and will therefore have no effect on the health, safety, and welfare of the community or surrounding natural environment. Finding C The new designation is compatible with the land use designations on adjacent properties. The Zone Change will bring the properties into conformance with the General Plan. and will have no effect on adjacent existing land uses because the properties have already been fully developed as community facilities. Finding D The new land use designation is suitable and appropriate for the subject property. The new land use designations are suitable and appropriate for the subject properties, as they are all public facilities utilized for education, public services, and public safety. The properties have been previously developed as community facilities such as a museum and public parking facilities. Finding E Approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed. Approval of the new land use designation is warranted because the existing land uses are better suited to a change in designation to Major Community Facilities over their current designations. Planning Commission Resolution 2012- Zone Change 2012-141 May 22, 2012 Finding F The project is in conformance with the California Environmental Quality Act. The City has determined that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) because the public facilities are already constructed and the change in land use designation is consistent and appropriate for the public facilities. No physical change to the environment will occur as a result of the Zone Change. 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 the Planning Commission does hereby recommend approval of Zone Change 2012-141 to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 22n0 day of May, 2012, 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 PH # A PLANNING COMMISSION STAFF REPORT DATE: MAY 22, 2012 CASE NO.: CONDITIONAL USE PERMIT 2012-141 APPLICANT: CHRIS MCFADDEN, CHRIS MCFADDEN ARCHITECTS REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR SITE AND TENANT IMPROVEMENTS FOR A VCA ANIMAL HOSPITAL WITHIN PLAZA LA QUINTA LOCATION: GENERAL PLAN/ ZONING DESIGNATIONS: ENVIRONMENTAL DETERMINATION: SURROUNDING ZONING: BACKGROUND: 78-267 HIGHWAY 111 - SOUTHWEST CORNER OF PLAZA LA QUINTA AND HIGHWAY 111 CC, COMMUNITY COMMERCIAL THE PLANNING DEPARTMENT HAS DETERMINED THAT THIS APPLICATION IS CATEGORICALLY EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO THE PROVISIONS OF SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). NORTH: COMMUNITY COMMERCIAL (CC) SOUTH: LOW DENSITY RESIDENTIAL (RL) EAST: REGIONAL COMMERCIAL (RC) WEST: OPEN SPACE (OS) The VCA All Creatures Animal Hospital,, currently located within the Plaza La Quinta shopping center, has outgrown its current space and seeks a conditional use permit to relocate their operations within the same shopping center. The animal hospital, which has operated at their current location since 1991, proposes to relocate to a 7,050 square foot vacant pad building at the western end of the shopping center. PROPOSAL: The applicant is proposing to relocate their current 2,339 square foot veterinary CUP 12-141 Planning Commission Staff Report 5/22/12 operations to a 7,050 square foot freestanding building within Plaza La Quinta (Attachments 2, pg. 1). This proposed site, formerly known as "Lumpy's" is at the southwest corner of Highway 111 and Plaza La Quinta, west of the Vons grocery store. The proposed relocation of the animal hospital will include boarding facilities, diagnostic equipment, a surgery room, veterinary pharmacy, grooming services, and a pet rehabilitation center (Attachment 2, pg. 2). In addition to the interior building improvements the application proposes to enclose an isolated turf -patch, with a vinyl -type fence material, to accommodate pet walking and an outdoor play area (Attachment 3). Site Design Building Location and Orientation The existing building is located near the southwest corner of the intersection of Highway 111 and Plaza La Quinta, with the Plaza La Quinta shopping center (Attachment 1). The main entrance to the building faces east towards the parking lot. Existing secondary entrances to the building are located on the north side, facing Highway 111, and on the west side, facing the rock -outcrop that separates the cities of La Quinta and Indian Wells. The applicant has not proposed to make any exterior modifications to the existing building, except for the addition of a fenced -in grass area and walkway for dog walks and outdoor play space. The fenced -in area is to be located along the building's west and south facing elevations on an existing walkway and turf patch at the shopping center. The applicant has proposed to enclose the area with a vinyl - type fence material, of eight feet in height, to be color compatible with the building (Attachment 4). Vehicular and Pedestrian Circulation and Parking The applicant has not proposed changes to the existing vehicular or pedestrian paths of travel at the shopping center. Existing parking facilities are immediately east of the building, including fourteen (14) parking spaces directly at the front of the building. Additional parking spaces are located across the drive -isle and within close proximity to the building entry. , Operations The applicant proposes to relocate their existing 2,339 square foot veterinary hospital operation to a larger, 7,050 square foot, building within the same shopping center. The veterinary hospital will offer similar services as their existing location, including animal exams, surgery, pharmacy, grooming and boarding. The hospital CUP 12-141 Planning Commission Staff Report 5/22/12 Page 2 of 4 will operate six days a week, exclusive of Sundays, and will be open from 7:00' a.m. to 7:00 p.m. On Sundays only a small support staff will be at the hospital to care for boarded animals (Attachment 5). The animal hospital anticipates an initial staffing level of 16 total employees on a daily basis. The staff, including veterinarians, general staff, an administrative assistant and an office manager, are professionally licensed and trained to work within the veterinary setting. The hospital will use hazardous materials, such as pharmaceuticals, dyes, and other chemicals. Sharps, needles and scalpels, will also be stored and used on site during surgery. Biomaterial produced during surgical procedures and deceased animals will also be stored in compliance with health laws for the State of California. The applicant has contracted with a third party for proper disposal of sharps, other wastes, and crematory services. ANALYSIS: The animal hospital proposes to locate within an existing freestanding building. The building is architecturally compatible with the shopping center and there are no .modifications to the existing building proposed by the application. The enclosed outdoor pet play areas are located on the west and south ends of the building and are not visible from surrounding major arterials. In addition, the enclosed pet area will allow a safe and separate area for pets from the rest of the shopping center. The proposed fence material and fence height are compatible with non-residential fence standards set by L.Q.M.C. Section 9.100.030. The operations plan submitted by the applicant contains information regarding staff levels, services, and business hours. The services offered by the animal hospital are consistent with services offered by other veterinary hospital services. In addition, business hours are compatible with the hours of other businesses within the same shopping center and staff at the hospital are professional trained and licensed. The La Quinta Municipal Code provides standards for parking requirements for veterinary office. Per the code, a total of thirty-five (35) parking stalls are required for this size of veterinary office; twenty three (23) spaces more than their existing operation. Plaza La Quinta provides over 600 parking spaces available for all businesses at the center. Fourteen (14) parking spaces are adjacent to the building entry with additional parking availability across a single drive -isle. A retail use at this location would require a total of 29 parking stalls. The proposed veterinary office requires a total of 35 parking spaces; six (6) additional stalls over a typical retail use. The area in which the veterinary office is proposed is less impacted by parking demand due to the lack of other businesses within the immediate vicinity. Staff has conducted several site visits and has confirmed that CUP 12-141 Planning Commission Staff Report 5/22/12 Page 3 of 4 the portion of the parking lot adjacent to the veterinary office is relatively vacant. Based upon the number of parking stalls provided, low demand for parking in this segment of the shopping center, and the site visits conducted, staff believes that the existing parking facilities for the shopping center can adequately accommodate the proposed relocation of the veterinary hospital to this building. W The proposed Conditional Use Permit has been determined to be exempt from the California Environmental Quality Act (CEQA) under Section 15332, as the proposed project will relocate within an existing building constructed in 1980 on an urban site less than five acres in size, and will have no impact on the environment. PUBLIC NOTICE: This request was published in the Desert Sun newspaper on May 10, 2012. To date, no comments or letters have been received. Any comments or correspondence received following the completion of this staff report will be presented to the Planning Commission at the hearing. STATEMENT OF MANDATORY FINDINGS: Findings to recommend approval of the proposed Conditional Use Permit can be made and are contained in the attached Resolution. RECOMMENDATION: 1. Adopt a Resolution approving proposed Conditional Use Permit 12-141 with the attached conditions of approval. Prepared by: Enc Ceja Assistant ner 1. Location Aerial 2. Animal Hospital Plan Set 3. Outdoor Pet Area 4. Fence Material 5. Operations Plan CUP 12-141 Planning Commission Staff Report 5/22/12 Page 4 of 4 PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR SITE AND TENANT IMPROVEMENTS TO OPERATE AN 7,050 SQUARE FOOT VETERINARY OFFICE WITHIN PLAZA LA QUINTA CASE NO: CONDITIONAL USE PERMIT 2012-141 APPLICANT: CHRIS MCFADDEN, CHRIS MCFADDEN ARCHITECTS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 22n° day of May, 2012, hold a duly -noticed Public Hearing to consider a request by Chris McFadden, for approval of site and tenant improvements for VCA — All Creature's Animal Hospital, located at 78-267 Highway 111, within Plaza La Quinta, more particularly described as: APN 604-050-012 WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Planning Department has reviewed this project in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The La Quinta Planning Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act in that the proposed project is less than five acres and is consistent with existing General Plan policies and Zoning regulations; 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 find the following facts and reasons to justify approval of said Conditional Use Permit: 1. Consistency with the General Plan - The proposed Conditional Use Permit 2012-141 is consistent with the La Quinta General Plan, as it proposes a veterinary hospital which is consistent with the General Plan designation for CC (Community Commercial) development. 2. Consistency with the Zoning Code- The proposed Conditional Use Permit is consistent with the requirements of the La Quinta Zoning Code, in that it will provide uses consistent with those permitted in the Community Commercial district, and meets the standards of this district. Planning Commission Resolution 2012- Conditional Use Permit 2012-141 VCA - All Creatures Animal Hospital May 22, 2012 3. Compliance with the California Environmental Quality Act (CEQA) - The proposed Conditional Use Permit complies with the requirements of the "Rules to Implement the California Environmental Quality Act of 1970," as amended (City Council Resolution 83-63), insofar as it has been determined that the project is exempt from CEQA review under Section 15332, Infill Development. 4. Site Design - The site design aspects of the proposed project, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of materials and other related site design elements such as scale, mass, and appearance. The project provides adequate space to accommodate outdoor pet play space that is secure and separated from the general public. 5. Health and Safety - Approval of the proposed Conditional Use Permit will not create conditions materially detrimental to the public health, safety and general welfare, nor injurious to or incompatible with other properties or land uses in the vicinity, insofar as adjacent properties are in the Plaza La Quinta shopping center. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; and 2. That the Planning Commission does hereby approve Conditional Use Permit 2012-141, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of May, 2012 by the following vote, to wit: AYES: NOES: Planning Commission Resolution 2012- Conditional Use Permit 2012-141 VCA - All Creatures Animal Hospital May 22, 2012 ABSENT: ABSTAIN: ED ALDERSON, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL- RECOMMENDED CONDITIONAL USE PERMIT 12-141 VCA ALL CREATURES ANIMAL HOSPITAL GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Village Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Conditional Use Permit approval shall expire on May 22, 2014, two years after its effective date, pursuant to Section 9.200.060 (C) of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. 3. Sharps and other bio or medical waste shall be properly disposed and hauled off -site by a third party vendor and shall be in accordance with all applicable state. laws. 4. A vinyl fence enclosure is permitted along the south side of the building. The enclosure shall not exceed a height of eight feet measured from finished grade. The fence material shall be of a compatible color to the main building. A trash receptacle shall be provided within the enclosed area. The enclosure shall be cleaned daily, with all feces and waste properly disposed of. Use of the enclosure is limited to business hours. 5. Animals are not to be left unattended in the outdoor pet play area. 6. All outdoor areas, including the adjacent parking lot, adjacent open lawn areas and public sidewalk areas in front of the building shall be monitored for waste and shall be cleaned daily. A trash receptacle along with waste clean- up bags shall be provided in front of the building. 7. The applicant shall obtain a building permit from the Building and Safety Department prior to installation of the fence. CUP 12-141 / \/ � % J$! x 2/� YJ'VLN OI 9 m wnvmr LLLVINWJIN GML ''j IV1IdSOH IVWINV samn1V3NO IIV VOA uuuoxv mavur earw + 33 S.Lii�'IVWIN�Y aoaiaaow3aaola3LN1 / \) 52 \ K�jh ( ~| G. �! VCA All Creatures Animal Hospital I Ops Plan 2o12 Summary Operational Plan for VCA All Creatures Animal Hospital Prepared for: City of La Quinta Prepared by: Craig Lassen, Regional Operations Director Prepared on: Wednesday, April 18, 2012 Business Overview ATTACHMENT # 5 VCA All Creatures Animal Hospital (ACAH) is a veterinary care service provider offering "general practice" services for clients located in the La Quinta area. The focus of a general practice hospital is to provide resources for the day-to-day management of pets. In such capacity, ACAH would offer the following services: • Veterinary exams and basic professional services (vaccinations, routine surgery, radiology, blood diagnostics, and pharmacy products) • Grooming • Retail and dietary products • Boarding Hours of Operation The hospitals hours of operation are expected to be from 7am to 7pm Monday through Saturday; closed on Sunday. The hospital would not be open to the public overnight. Staff Count (daily) • 3 doctors (two working in exam rooms and one working in surgery) • 11 general staff members (assisting in reception and treatment areas) • 1 administrative assistant • 1 manager • 16 total employees on a daily basis Licensing and Permitting • All professional DVM staff are required to maintain a California Veterinary License. • Our Registered Veterinary Technicians are also required to maintain certification on a bi-annual basis • Our radiology machine is permitted through the state of California • We maintain DEA licensing for the management of controlled drugs used for management of pets anesthetically or in control of pain Page 1 of 2 VCA All Creatures Animal Hospital I Ops Plan 2012 Equipment & Processes The daily management of veterinary cases includes the use of diagnostic equipment such as blood chemistry and analysis machines, radiology and endoscopy imaging devices, intravenous fluid delivery machines, anesthetic induction and maintenance as well as the sale of pharmacy products. Hazardous Materials The primary hazardous materials produced in a veterinary hospital are: • Sharps (needles and scalpel blades), which are collected in safety containers and picked up by a third party for proper disposal • Biomaterial produced from the removal of tissue during surgical procedures. These are stored in a freezer and collect for proper disposal by a third party cremations service Special Characteristics ACAH is a typical veterinary provider offering the standard compliment of veterinary care services. We do not have any special characteristics. Page 2 of 2 BI # A STAFF REPORT PLANNING COMMISSION DATE: MAY 22, 2012 CASE NO: GENERAL PLAN UPDATE REQUEST: CONSIDERATION OF PROPOSED CIRCULATION, LAND USE, AND SUSTAINABLE COMMUNITY ELEMENTS OF THE GENERAL PLAN UPDATE LOCATION: CITY-WIDE APPLICANT: CITY OF LA QUINTA BACKGROUND: The 2035 La Quinta General Plan update is nearing completion and is anticipated to be released this summer for public review and comment. Although the update is essentially a refresh of the current General Plan, there are a number of changed factors since 2002 which have affected the direction of the project. The purpose of this study session is to explore how those factors have influenced the two most important elements of the General Plan update, Land Use and Circulation, and to introduce and discuss some of the critical issues being addressed. The study session will also introduce the new Sustainable Community Element and how it has been shaped by environmental concerns and state legislation. CONSOLIDATION OF LAND USE DESIGNATIONS: As was presented to the Planning Commission early in the General Plan Update process, the draft General Plan includes a consolidation of Land Use Designations — there will be two residential designations instead of the current five; three commercial designations instead of the current seven; and two open space designations instead of the current four. These designations will correspond to existing zoning districts which will not change. Table 1 on page 2 shows the relationship between the new General Plan designations and the Zoning Ordinance. As the General Plan map is being proposed for consolidation, Table 2 on page 3 identifies the current and proposed General Plan land use allocations by acreage, highlighting the acreage differences between the existing and proposed consolidated land uses, including developed and undeveloped acreage. General Plan Update - PC Staff Report 5/22/12 Pg. 1 of 12 Table 1 Zoning Designation Consistency Matrix General Plan Designation Zoning Designation RR — Rural Residential Overlay EOD — Equestrian Overlay RVL - Very Low Density Residential RL — Low Density Residential Low Density Residential A/ER — Agricultural/Equestrian Residential RSP — Residential Specific Plan Overlay* RC - Cove Residential RM — Medium Density Residential RMH — Medium High Density Medium/High Density Residential Residential RH — High Density Residential RSP — Residential Specific Plan Overlay* CR — Regional Commercial CP — Commercial Park General Commercial CC — Community Commercial CN — Neighborhood Commercial CO — Office Commercial Tourist Commercial CT — Tourist Commercial Village Commercial VC — Village Commercial Industrial/Light Industrial/Light Manufacturing Manufacturing Major Community MC — Major Community Facilities Facilities Recreational Open Space PR — Parks and Recreation GC — Golf Course OS — Open Space Natural Open Space FP — Flood Plain HC — Hillside Conservation Overlay *Can occur in any residential zone, base zone governs density. General Plan Update - PC Staff Report 5/22/12 Pg. 2 of 12 Table 2 Existing General Plan Land Use Allocation, City Limits Existing General Plan Proposed General Plan General Plan Designations Develop- ad Un- developed Total Developed Un- developed Total VLDR Very Low Density up to 2 du/ac 261 198.2 459.2 4,006.0 1,583.7 5,589.7 LDR Low Density up to 4 du/ac 3,202.50 3,096.90 6,299.40 MDR Medium Density up to 8 du/ac 1,063.90 324.2 1,388.10 1,292.4 373.6 1,666.0 MHDR Medium -High Densityu to 12 du/ac 14.5 69 83.4 HDR High Density up to 16 du/ac 0.6 86.7 87.3 Total Residential Acreage 4,542.40 3,775.00 8,317.50 5,298.4 1,957.3 7,255.7 M/RC Mixed Commercial 87.9 309 397 385.6 184.0 569.6 CC Community Commercial 24.2 93.7 117.9 NC Neighborhood Commercial 61.8 50.8 112.5 CP Commercial Park 64 64 O Office 39.9 39.9 TC Tourist Commercial 206.2 145.3 351.5 206.6 138.9 345.5 VC Village Commercial 64.4 68.8 133.2 77.1 12.9 90.0 Total Commercial Acreage 444.6 771.5 1,216.00 669.3 335.8 1,005.1 MC Major Community Facilities 178.3 13.1 191.3 252.7 193.8 446.5 P Park Facilities 601.3 128 729.3 4,392.2 867.0 5,259.2 G Golf Course Open Space 3,125.30 986.7 4,111.90 OS Open Space 1,246.20 4,258.70 5,505.00 2,171.6 4,761.7 6,933.3 W Watercourse/Flood Control 468.9 132.8 601.7 Street Rights of Way 1,764.6 191.1 1,955.7 Total Other Acreage 5,619.90 5,519.30 11,139.20 8,581.1 6,013.6 14,594.7 Grand Total. - 10,606.Z0 10,066:80 .20,67160 14,548.8 8,306.7 72.855.5° The draft General Plan does not significantly change the allocation of land in the City. Table 2 compares the land use allocation in the existing General Plan with the proposed General Plan. The differences fall into a few limited categories: • Lands that were Low Density Residential and have since been developed to include golf courses have reduced the residential acreage and increased the General Plan Update - PC Staff Report 5/22/12 - Pg. 3 of 12 Open Space Recreation acreage. • Lands that were designated Commercial and Low Density Residential changed to High Density Residential, either for specific projects or for consistency with the newly adopted Housing Element. • Lands designated residential in Section 5, at the south end of the City that have been bought by public agencies for preservation as open space under the Multi - Species Plan. • Lands annexed into the City since 2002, including and in particular lands south of Avenue 58 and west of Monroe. SUSTAINABLE COMMUNITIES: MIXED USE DEVELOPMENT IN THE FUTURE As the City builds out and responds to State mandates to reduce air pollutant and greenhouse gas emissions, and to reduce traffic congestion by reducing vehicle trips, an effort has been made in the draft General Plan to address these issues. A Sustainable Community Element has been added that provides direction for the conservation of air and water resources, and the reduction of energy use and vehicle trips. All these principles contribute to the City's ability to "live within its means" in terms of resource conservation. This Element also addresses ways that projects can be designed, or redesigned, to increase their appeal to bicyclists, pedestrians and golf carts. This analysis led to the consideration of Mixed Use as a tool for the City's planning tool box. Staff considered adding a General Plan designation for Mixed Use, but determined that it is impossible to determine where these projects might occur. Instead, a Mixed Use Overlay is proposed for the Zoning Ordinance. This Overlay would allow Mixed Use development on any parcel zoned for Commercial development, based on performance standards and development standards to be added to the Zoning Ordinance. By adding the Overlay to the Zoning Ordinance, the City will have the ability to consider individual projects on their merits, and the development community will be able to place these projects where the market dictates. As an example, because the General Plan is a long term document, Mixed Use could be proposed on a portion of a parcel whose supermarket becomes obsolete in 5 or 10 years. Staff has prepared a visual presentation of the wide variety of Mixed Use development types that could occur in the future for discussion at the meeting. The presentation will illustrate that Mixed Use can take many forms, and be developed vertically, General Plan Update - PC Staff Report 5/22/12 Pg. 4 of 12 horizontally, on a small or a large scale. It provides the City with an opportunity to expand its housing market, and offer a type of residential product not previously available in the City. And it allows the City to play a part in the improvement of the environment, both locally and regionally. TRAFFIC AND CIRCULATION IN THE 2035 GENERAL PLAN The adequacy of the City and Valley transportation system has a profound effect on the economy of the region and on the quality of life. The Circulation Element update is meant to address the various community issues associated with physically moving . people and goods, and realistically addressing existing development and projected local buildout conditions. The Element's analysis and policy recommendations have also been developed within the context of local and regional land use and transportation planning efforts (Attachment 1). Extensive traffic and related transportation modeling was conducted for existing and future traffic conditions in the City and the surrounding Coachella Valley region. Therefore, the transportation analysis conducted for the Circulation Element is first described followed by a discussion of the major issues that are addressed in the Draft Circulation Element. The La Quinta Traffic Analysis Model (LQTAM) A detailed, multi -iteration Traffic Impact Analysis (TIA) was prepared to analyze land use scenarios and their effects on major roadways and intersections in the La Quinta General Plan planning area. The TIA presents the results of analyses performed to 1) evaluate existing traffic operations in the City, and.2) detail the impacts of the new Preferred Land Use Plan for buildout year 2035 (see Preferred Land Use Plan). The TIA also addresses the broader mobility issues of the City, including opportunities to better manage traffic and encourage the shift to greater use of alternative modes of travel, including transit, bicycles, pedestrians, and golf carts/Neighborhood Electric Vehicles (NEVs). As part of the analysis, a focused and detailed travel demand model for the City was developed and calibrated based on existing and planned land uses and the traffic they generate. The trips generated by land uses in the model are then distributed by time of day as well as direction of travel, and then assigned to specific street segments. In addition to providing General Plan traffic forecasting, the TIA will facilitate an informed analysis of future projects such as specific plans and development plans. The La Quinta Traffic Analysis Model (LQTAM) covers not just all of the Coachella Valley but all six counties in the SCAG region as well. It is a focused, fined -grain and refined version of the regional model developed by the County, known as the 2008 RivTAM model. For purposes of providing a detailed and tailored analysis for the City General Plan a new transportation analysis zone (TAZ) structure was developed. The General Plan Update - PC Staff Report 5/22/12 Pg. 5 of 12 land uses in each TAZ are analyzed across a wide set of parameters and the resulting traffic is distributed across the roadway network and assigned to specific streets and specific times of the day. The LQTAM's 949 zones were designed to cover the La Quinta planning area, include the Sphere of Influence (S0D, and to aggregate a set of zones outside of the area. Of the 949 zones, 101 zones were contained within the City of La Quinta, 22 zones were contained within the SOI, and the remaining 826 zones cover the surrounding cities and county areas. It should be noted that certain areas in the RivTAM model that are influential to future traffic in the La Quinta planning area, especially those adjoining the southeast quadrant of the planning area, reflect land uses that are more intense than those assigned by the currently adopted County General Plan. Extensive efforts were undertaken to adjust buildout conditions in this area to reflect the current County General Plan. LQTAM Modeling Results The LQTAM analyzed 63 roadway segments and 37 intersections within the city limits and SOL The analysis indicates that the General Plan buildout of the Preferred Land Use Plan will require enhanced improvements and/or management strategies to be implemented at 23 intersections analyzed in order to provide traffic operations at acceptable peak hour Levels of Service (LOS D or better) during the peak season.. Some of the identified improvements are in adjacent cities, and others may impact adjacent land uses. Of the 37 intersections analyzed, the four intersections listed in Table 3 have the potential to be operating at unacceptable levels of service by 2035 General Plan buildout. Of the 63 roadway segments analyzed for average daily operations, 57 are forecast to operate at acceptable peak season LOS. Table 4 lists 3 segments that are forecast to operate at LOS E and 3 that are forecast to operate at LOS F based on the standard capacities set forth in the General Plan (Attachment 2). Table 3 Intersections with the Potential to Operate at LOS E or F 2035 Gene►al Plan Buildout Intersection Projected Level of Service (LOS) AM PM Washington St. @ Fred Waring Dr. F F Washington St. @ Miles Ave D F Miles Ave @ Adams St. D E Madison St. @ Avenue 50 E F General Plan Update - PC Staff Report 5/22/12 Pg. 6 of 12 Table 4 Roadway Segments with the Potential to Operate at LOS E or F 2035 General Plan Buildout Roadway Projected Level of Service (LOS) Segment Daily Washington St.: Ave 42 to Fred Waring Dr. E Washington St.: Fred Waring Dr. to Miles Ave @ Miles Ave F Washington St.: Highway 111 to Avenue 48 E Washington St.: Avenue 48 to Eisenhower Dr. E Madison St.: Avenue 54 to Airport Blvd (Ave 56) F Harrison St.: Airport Blvd. (Ave 56) to Avenue 58 F Physical improvements at intersections and roadway segments which would be needed to provide traffic operations at acceptable peak hour LOS D or better are not considered to be feasible if the approach to providing acceptable peak period LOS is solely through traditional roadway widening. However, the TIA and General Plan Circulation Element gives consideration to alternative physical improvements and expands the use of management strategies that will require an ongoing commitment to systems operations. Where additional physical improvements are not practicable, transportation management programs discussed below may deliver LOS D operations in 2035 to these constrained intersections and roadway segments. These include implementation of a "Complete Streets" strategy that maximizes opportunities for alternative modes of travel, including transit, walking, bicycling, golf carts and NEVs. Complete Streets and Other Management Strategies The California Complete Streets Act (Assembly Bill 1358, signed into law in 2008) requires that any substantive local General Plan Circulation Element revision, "plan for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways, defined to include motorists, pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation, in a manner that is suitable to the rural, suburban, or urban context of the general plan." Successful long-term implementation of this policy is intended to result in: • More options for people to go from one place to another, • Less traffic congestion and greenhouse gas emissions, • More walkable communities (with healthier, more active people), and • Fewer barriers for older adults, children, and people with disabilities. Management and operations of the City's arterial network includes monitoring of actual levels of service. This will allow for identification of timely capital improvements, and/or initiation of transportation demand management (TDM) and transportation General Plan Update - PC Staff Report 5/22/12 Pg. 7 of 12 systems management (TSM) programs during peak season peak periods and other times of the year. Finally, intelligent transportation systems (ITS) will also help the City get more out of its infrastructure. With the thoughtful application of recommended physical improvements and management strategies, it is expected that most components of the City's transportation system will operate at acceptable levels of service upon General Plan buildout. CIRCULATION ELEMENT UPDATE: As noted earlier, the update to the Circulation Element is a direct outgrowth of the evolution of land use and development in the City, its SOI and in surrounding areas of the valley. The update has also been affected by changes in legislation and in the need to coordinate long-term transportation planning on a regional level. The refined and tailored LQTAM assures that the City -based analysis is as accurate as possible while remaining consistent with the regional traffic model (RivTAM). Land Use Patterns and Transportation Planning As noted above, existing and future land use patterns shape demand for transportation services and facilities in the City and the valley. Land use efficiencies are affected by densities, diversity and proximity of mixed land uses, and have a direct effect on how, when and where traffic is generated. The General Plan update reflects development trends in both City and regional land use moving toward a more closely integrated grouping of land uses. This integration and intensification of land uses can reduce the need for travel outside the neighborhood by, for example, providing shopping within walking or biking distance of homes. As the City plans its transportation system through the year 2035, it is assumed that the City will continue to serve as the premier destination golf resort community in the valley. While permanent residents will continue to comprise the majority of community traffic, seasonal traffic volumes can increase by up to 30% between late fall and early spring and can be further affected by major special events such as the annual Humana Challenge golf tournament, La Quinta Arts Festival, BNP Paribas Tennis Tournament, and Coachella and Stagecoach music festivals. The transportation issues currently faced by the City and the Coachella Valley include low occupancy per vehicle, a substantial physical separation between employment and housing in the region, and the established roadway network. Optimizing Land Use and Transportation Planning On average, 25% of vehicle trips are between home and work, while most of the other 75% are short trips -- running errands, picking up the kids and other local trips. With this understanding, the updated Land Use Element better reflects the need for proximity of homes to schools, shops and business centers. This proximity of General Plan Update - PC Staff Report 5/22/12 Pg. 8 of 12 complementary land uses will allow more people to walk, bike or use a golf cart or NEV, and reduces demand for roadway capacity. The mandates associated with State Senate Bill 375 require increased vehicle occupancy, mixed -use and transit oriented development, and use of mass transit systems. La Quinta may have a natural advantage in facilitating the use of alternative modes of travel, especially golf carts/NEVs. In addition, the high number of service jobs in the community and region should encourage the location of bus stops within a ten-minute walk, or easy ,bicycling distance between residential neighborhoods and employment centers. The City's neighborhoods can be protected from the impacts from noise, and vehicle emissions can be minimized by shortening or eliminating vehicle trips. Transit -Oriented Land Planning Historically, most urban development was centered around mass -transit, which also generated a need for commercial activities such as buses, taxis and car rentals services, hotels, restaurants, shopping, newsstands and convenience services. Today, many transit -oriented developments also incorporate employment centers, such as professional office, entertainment retail and high -density housing. Public transit is not currently well utilized in La Quinta or the region. Transit -oriented land planning may have limited application in the City in the immediate future, but it is evolving, and future efforts should be made to maximize the accessibility and efficiency of the transit system. Features that make transit systems efficient include short direct routes and minimum time between the point of origin and destination. Frequent buses on a route reduce headway (waits between buses) and thoughtful interconnectivity with other routes increases the efficiency of transfers. The Highway 1 1 1 corridor and the "Village" area of the City offer some potential for transit' -based land use planning. To be effective, higher density residential development should be planned in the vicinity of bus routes. Such housing must also be affordable and appealing to those in the service and retail industries that are more likely to take advantage of transit services. Transit -oriented residential development should also be located close to schools and commercial services. Bus stops should be located within a ten-minute walk of housing and major employment areas. Major stops should include facilities that allow for park -and -ride, and the parking of bicycles and golf carts or NEVs. Transit Centers Further consideration should be given to improvements to Highway 1 1 1 and adjoining corridors that shift travel from private cars and trucks to alternative modes, including public transit, golf carts, ride -sharing, car -sharing, bicycling, bicycle -sharing, and General Plan Update - PC Staff Report 5/22/12 Pg. 9 of 12 walking. The City shall consider the establishment of transportation centers that are multi -modal and allow transportation modes to intersect. They should be conveniently sited, with prospective locations including: • Washington Street/Fred Waring Drive/Via Sevilla • Miles Avenue /Adams Street • Adams Street/Hwy 111 /Avenue 47 Avenue 47/Caleo Bay Drive • Washington Street/Calle Tampico • Eisenhower Drive/Avenida Montezuma Roundabouts The City is host to roundabouts at the intersection of Jefferson Street and Avenue 52 and elsewhere, and while this experiment in innovative intersection design has been the subject of much discussion, the roundabout has real advantages that may be applicable to other City intersections. While roundabout speeds are relatively low 0 5 to 20 mph), traffic never stops, so there is a lot of capacity in this type of intersection design if properly utilized. Another advantage of roundabouts is the relative ease of use, potential long-term cost savings, and avoidance of having to stop traffic. Roundabouts can also be used as a traffic -calming device in areas with low vehicle volumes and higher numbers of pedestrians and bikers, where they may also have four-way stop controls. The General Plan Circulation Element makes provision for the use of roundabouts as an alternative to conventional signalized intersections. These opportunities have been identified in the southeast portion of the planning area. Bike Boulevards and Multi -Use Paths Bike lanes/paths and multi -use paths are expected to play a major role in the diversifying the City transportation system (Attachments 3 and 4). Bike and multi- purpose paths are a system of routes that can provide a convenient connection between neighborhoods, schools, parks, shopping, restaurants, dog parks and other activity centers. Bike lanes are being provided for use by bicyclists, and in many instances golf carts and NEVs. Multi -use paths are designed to support a mix of cyclists, walkers, joggers and skaters. Portions of these paths may also serve equestrian users. Multi -use paths provide opportunities for economic benefit and growth by providing pedestrian and bicycle access to restaurants and other businesses, without the need for additional parking and traffic congestion. In addition, these paths can increase property values and tourism and recreation -related spending on items such as bicycles, in -line skates and lodging. Property values are also positively affected in communities with a well -developed multi -use path network which enhances health and recreation benefits -- according to a 2000 National Association of Home Builders survey of what General Plan Update - PC Staff Report 5/22/12 Pg. 10 of 12 active adults and older seniors want in their communities, walking and jogging paths ranked #1. The Circulation Element update provides ambitious plans for a network of bicycle/golf cart/NEV lanes and multi -use paths that would connect residences, commercial services and open space areas. The plans for multi -use paths have been more finely tailored to enhance alternative access to the City's activity centers. Circulation Element Goals and Policies The update to the Circulation Element incorporates many of the policies and programs of the existing 2002 General Plan. The update also includes a wide range of new policies and programs designed to more closely coordinate land use and transportation planning. The update also includes an overarching design philosophy of "Complete Streets" described above, which is designed to provide facilities for the full range of users not just automobiles and trucks. New policies also address the need for new approaches to land planning, as mandated by AB 32 and SB 375. The General Plan update identified the Highway 111 corridor and the "Village" area as well suited for mixed use development that places complementary land uses in proximity to one another and reduces the need to use a car. Finally, as an alternative to simply expanding the physical infrastructure in order to meet future transportation demand, the updated Circulation Element also provides for the implementation of transportation demand management (TDM), transportation systems management (TSM) programs, and intelligent transportation systems (ITS). Each of these management and technology -based approaches will also help the City get more out of its infrastructure. CONCLUSION: Changes in the economy, growth trends, state legislation, and public concerns have all affected the direction of the General Plan update. While many of the challenges are unavoidable, staff will be proposing to implement the most practical solutions to address them in the General Plan update. This study session review is provided to inform the Planning Commission and City Council of those challenges and solutions and to reaffirm that the update is proceeding in a direction consistent with their vision for the City. Following the conclusion of the discussion on these issues with the City Council at their June 5`h 2012 meeting, staff will proceed with the finalization of the General Plan document, including the General Plan Environmental Impact Report (EIR). It is currently expected that the draft General Plan and General Plan EIR will be ready for public General Plan Update - PC Staff Report.5/22/12 Pg. 11 of 12 review and comment on July 6, 2012 and that public hearings before the Planning Commission and City Council will occur in September 2012. As the Planning Commission is aware, the General Plan EIR will be released for a 45 day public comment period, during which Staff plans to conduct an additional community outreach meeting in order to present the draft General Plan and EIR to the City's residents and businesses. RECOMMENDATION: That the Planning Commission consider the proposed Land Use, Sustainable Communities, and Circulation Elements, provide comments and suggestions as to the solutions beAi proposed, and direct staff to make any adjustments deemed necessary. Prepared son, Director Attachments: 1. Roadway classification maps . 2. Exhibit showing the four constrained intersections and six segments 3. Proposed bicycle lanes plan 4. Multi -use path plan General Plan Update - PC Staff Report 5/22/12 Pg. 12 of 12 ATTACHMENT # 1 1 K x City of La Quinta General Plan r Exeieli L J TERRA NOVA® City Roadway ClassiScations , - "-^�esx� w'M. La Quinta, California ATTACHMENT # 2 NOT TOSGLE 1— _r L, i ;. enya42:,,._ It f � dp 1 1 1 1 1 � 1 cr 7nmp� 1 - 1 _ 1 :.a ; 1 1 1 1 1 1 1 Legend ©Special Focus Imwascllwe CDSpecial Focus Roadway Segmama 2012 71,li _l. eaMad /1p f { , i I 1 City of La Quinta General Plan n e.m•ii L A TERRANOVA Roadway Network Special Focus Area y�;��R•i� La Quinta, California ATTACHMENT # 3 L J TERRA NOVA® Bike Paths Master Plan (�� Ming& Rom` h.1." . La Quiuta, California ram ATTACHMENT # 4 ® ( J Legend see City Boundary Sphere ofInauence 0 0 0 Class I Golf Cart/NEV Paths i ' h,.� • ..-i / � •. � i � . - ♦•� Class II Golf Cart/NEV Paths _ i!. s■d Waring of .! �. • �. i \ a■.■■ Class III Golf Cart/NEV Paths • - - -- »> Multi -Purpose Paths i- ibe Ave 1 ic estward No l I ♦�iftTo IT ragcq v•� t _ m W. S •� r• r• r• y v f ■ .a 'to • r •: i Av.m.aer• • r • v • T�>r»�• »»r>»>r • 1 i r• r• IT 'See Figure IT 10b • r • • _ for details of this area ,y r • • r •i • Aileen Birr- . v •.� T rr ■ IT V Y IT 1 r• r♦ r♦ r• •' Aven■aavI11, • r• r• •, I •r IT IT r• v♦ • lb �,vj r• r • � v vI .i r r• r • IF - r, d Source: Iteris & Terra Nova g• w w w w w w . w . Awnw as r 1 City of La Quinta General Plan Exhibit L J TERRA NOVA® Golf Cart / NEV Paths La Quinta, California