PP 1991-467FROM THPJDAf 1
CITY_OF.LA QU.NTA
PLANNING i DEVELOPMENT DEPARTMENT
78 -105 CALLS ESTAW
LA QVINTA, CALIFORNIA 92253
RESIDENTIAL and
PLOT
WFIaHT F.02
� Case Ha.;
9 — �19
Date Received: - b
COMMERCIAL FEE :
PLAN APPLICATION CD
In order to process your application in a timely manner. please
complete and sign this form. The informatioo which is required to
be shown on the plans and submitted with the application is stated
on the back of this form. Failure to provide the required information
is justification for rejection of the application.
THIS APPLICATION MUST BE ACCOMPANIED BY A NON - REFUNDABLE FILING FEE
AUG 6 - - - - OF $*335919 AND r�;5_... ,. coPYSs of THE cwLETE AND ACCURATE
Cff Y Up- Ui QUIff k PLAN. LANDSCAPE PLAN AND ELEVATIONS.
PLANNING & DUROPMEW UEtL— _____...__ —__...
Name of Applicant _1DP,Ser+ Vi 11a 5 , L+4---- Phone
Mailing Address 1630 17
teat
Legal Owner
ty
Address sue- 00 • C Dr/ -e jr&Y-1 &Y-1
Proposed Use tjnn :5d-rU 2Utw u°5% _d end i c l
The net anUmffs: s square footage for eacit proposed use and
building. 93$F
The square footage allocated for sidewa
Location , of Property (Address if knows) %-Gc CQj� ! ✓t fu.
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Assessor's Parcel N mbar 96 q1 03o- ✓?,,? , 7 05i6_ 17,-r 8 -07 -91 14
835,00
Legal Description of Property (give exact legal 'description as recorded
in the office of the County Recorder) -- (may be sttsched)
Signature oft
Signature of 46i .0 1;C4AJL �z
i
Date
Date Z:C v^f
I
Case Number
Date Received
PLANNING & DEVELOPMENT DEPARTMENT
ENVIRONMENTAL INFORMATION FORM
Please complete Parts I & II of this form and provide ALL of the addit-
ional materials requested in Part III. Failure to do so may delay the
review and process of your project. If you are unable to provide the
information, or you need assistance, please feel free to contact the
Environmental Quality Section of the Planning Department at (619 - 564--2246)
PART I. GENERAL INFORMATION
1. What is the total acreage involved? 9.88 acres (gross)
2. Is there a previous application filed for the same site? Yes
If "Yes ", provide a Case Number. Also provide the Environmental
Assessment Number, if known, and the Environmental Impact Report
Number, if applicable.
Case No. CZ91 -063
(Parcel Map, Zone Change, Etc.)
EA No. (if known)
PART II. EXISTING CONDITIONS
EIR No. (if applicable)
1. Project site area 9.88 acres (gross.) 436, 372.8 sq. ft..
(Size of property in square feet and acreage)
2. Existing use of the project site Vacant
3. Existing use on adjacent properties: (Example: North, Shopping
Center; South, Single Family Dwellings; East, Vacant, etc.)
North, Vacant, Golf Course; South, Vacant; East, Single Family, and;
West, Vacant and Single Family.
4. Site topography (describe): (If any portion of the site exceeds 5'
slope, attach a topographic display of the proposal site; if less
than 5% slope; please provide elevations at corners of site)
_
The site is flat SWC: 38.8; SEC: 38.2;
WC: 88.8, and; NEC: 40.0
5. Grading (Estimate number of cubic yards of dirt being moved)
Approximately 7,000 cubic yards
FORM.005 /CS -1-
6. Are there any natural or man -made drainage channel areas through
adjacent to the property? Yes X No (If "Yes" submit a dispi
of such drainage channel areas.) Describe the disposition of the
channels /areas should the proposal be implemented. The proposed
project will not affect the existing levee /channel wall.
(Please see aerial photo for further details.
7. Are there any known archaeological finds near or on the proposed
site? Yes No X
No known sites exist on or near the property.
8. Describe any cultural or scenic aspects of the project site.
See Attached
9. Describe existing site vegetation and their proposed disposition
should the proposal be approved. See Attached
(If any significant plant materials, e.g., mature trees, exist on th.
site, please prepare a site plan that illustrates their number, typ
size and location.)
10. Describe accessibility of proposal site to the following utilities
gas, water and electricity. (If proposal site does not have
immediate access, further describe necessary extension of services
and provide a graphic display, 8 1/2 x 11" that indicates their
present location in reference to the subject site).
See Attached
11. Additional comments you may wish to supply regarding your project.
(Attach an additional sheet if necessary.)
PART III. ADDITIONAL MATERIALS
The following items must be submitted with this form:
1. At least three (3) panoramic photographs (color prints) of the
project site,.or an aerial photo of the site.
2. A ".clear photocopy
portion of the US
the boundaries of
map.
(Xerox or similar copy) of the appropriate
Geological Survey quadrangle map, delineating
the project site. Also note, the title of' the
FORM.005 /CS -2-
I certify that I have investigated the questions in Parts I,
and the answers are true and correct to the bes of m nowl
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LA QUINTA, CALIF. (''jj THE KEITH COMPANIES-
NE /4 PALM DESERT 15' QUADRANOLE L.V
N3337.5— W11615/7.5
1959 planning • Engineering • land Surveying ► 414M Boardwalk
PHOTOREVISED 1980
DMA 2751 Ill NE— SERIES V895 Environmental Services • Public Works Suite e 92260
Walter Resources • Landscape Architecture Palm Desert, CA
(619) 346-9844
1,
LEGAL DESCRIPTION
.For
Planning & Development Department
City of La Quinta
Plot Plan Application
A PORTION OF THE EAST 30 ACRES OF THE SOUTHEAST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 6, IN THE CITY OF LA QUINTA, COUNTY
OF RIVERSIDE, STATE OF CALIFORNIA, TOWNSHIP 6 SOUTH, RANGE 7
EAST, SAN BERNARDINO BASE AND MERIDIAN, AND A PORTION OF THE
SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION
6, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, IN
THE CITY OF LA QUINTA, THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF.
AUG 6 19P'
CITY O� LA gWNTA
PLANNING & DEVELOPMENT DEPT.
t
PLANNING COMMISSION RESOLUTION 91 -048
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND
GRANTING A VARIANCE FROM THE DWELLING UNIT SIZE
REQUIREMENTS AND OFF - STREET PARKING PROVISIONS
CASE NO. VAR 91 -017 - DESERT VILLAS, LTD.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of October, 1991, hold a duly- noticed Public Hearing to consider
the request of Desert Villas, Ltd. for a Variance to Section 9.160 (Off- Street
Parking) La Quinta Municipal Code (LQMC), to permit a parking ratio reduction,
tandem parking garages, and a Variance to Section 9.156.040 to permit dwelling unit
sizes less than the 750 square feet minimum or any other items deemed necessary by
the Planning Commission, more particularly described as:
SOUTH 1/2 NORTHWEST SECTION 6, T.6.S., R.7.E.
S:B.B.M. APN: 769 - 030 -032 (PORTION)
WHEREAS, said Variance request has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" (County
of Riverside, Resolution 82 -213, adopted by reference in City of La Quinta Ordinance
5) , in that the Planning Director conducted an initial study, and has determined that
the proposed project will not have a significant adverse impact on the environment;
and
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of'all interested persons desiring to be heard, said Planning Commission did
find the following facts and reasons to justify the granting of said Variance:
1. The strict application of the off - street parking requirements and design
standards to the subject property will deprive the Applicant of providing an
innovative design solution ( tandem parking spaces) for their senior project.
The tandem spaces will help the developer achieve their on -site parking needs
for this single story development request without having to .pursue a two
story development plan.
2. In order to maintain the affordability of the project for low and moderate
income seniors, it is necessary to reduce the unit sizes of some of the units to
about 200 square less than the minimum requirement of 750 square feet to
reduce the construction cost.
3. There are no physical constraints which prohibit development of the site.
4. The mitigation measures of the Environmental Assessment will insure long-
term environmental impacts will not affect the community or abutting
properties.
5. The Conditions of Approval will assure that the project is designed in an
i; orderly fashion.
RESOPC.054 1
i
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, :California, as follows: j
1. That the above recitations are true and correct. and constitute the findings of
the Commission in this case.
2. That it does hereby confirm the conclusion of the Environmental Assessment
91 -212 which indicated that approval of the Variance would not constitute a
significant impact on the environment and hereby approves a Negative
Declaration of environmental impact.
3. That it. does hereby grant said Variance 9.1 -017 for the reasons set. forth in
this Resolution and subject to the attached conditions (Exhibit "A ").
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 22nd day of October, 1991, by the
following vote, to wit:
AYES: Commissioners Ladner, Marrs, and Chairwoman Barrows
NOES: None
ABSENT: Commissioners Mosher & Ellson.
ABSTAIN: None
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
�/ 14141 1.1 14 ♦ ♦l<11 \, 1141111111£, L
C ty of Quinta, California
RESOPC.054 2
PLANNING COMMISSION RESOLUTION 91 -048 EXHIBIT "A"
CONDITIONS OF APPROVAL - APPROVED
VARIANCE 91 -017 - DESERT VILLAS, LTD.
CONDITIONS:
1. Senior apartment units within the project will be allowed to have dwelling unit
sizes less than 750 square feet but in no case less than 550 square feet. The
units. shall be rented to low and very low income seniors for permanent
housing. The units shall not be rented as second homes. A deed restriction
shall be recorded against the property describing this requirement.
2. The approval shall remain active as long as Plot Plan 91 -467 is in effect.
3- The tandem parking garages shall have internal access provided from inside
the garage to the inside of the dwelling unit without having to go outside,
provided the Uniform Building Code provisions can be maintained.
4. All senior apartment units required by the City shall maintain a parking ratio
of one on -site covered garage space per unit plus 0.5 space per unit open
guest parking.
5. Approval of the Variance is subject to approval of Change of Zone 91 -066 and
Plot Plan 91 -467.
RESOPC.054 3
`KEITH -
INC.
THE COMPANIES — INLAND
-Ei\— .
Coadwllii Valley '
-
Planning
p john Shaw, P.E.
Engineering
.R.
Director of Engineering
Environmental
Services
Landscape
Architecture
Land Surveying
Public Works .
(619) 346 -9844 FAX(619)346 -9368
Water Resources
41 -865 Boardwalk, Suite 101, Palm Desert, CA 92260
FILE. COPY
4
COUNCIL MEETING DATE: NOVEMBER 19, 1991 AGENDA CATEGORY:
ITEM TITLE: PUBLIC HEARING:
PUBLIC HEARING ON CHANGE OF ZONE 91 -066, BUSINESS SESSION:
VARIANCE 91 -017, PLOT PLAN 91 -467, AND
ENVIRONMENTAL DETERMINATION. A REQUEST CONSENT CALENDAR:
TO REDESIGNATE PROPERTY TO R -2 MULTI - FAMILY
RESIDENTIAL AND DEVELOP A 109 UNIT APARTMENT STUDY SESSION:
COMPLEX ON NINE ACRES APPROXIMATELY 700 FEET
NORTH OF CALLE TAMPICO ON THE WEST SIDE OF
WASHINGTON STREET.
APPLICANT: DESERT VILLAS, LTD.
BACKGROUND:-
The Change of Zone application requested a change in the property from R -1 Single
Family Residential and R -2* 8,000 Multi- family Residential to R -2. The Plot Plan
application is to allow development of a 109 unit apartment complex on nine acres and
the Variance application is to permit tandem parking spaces, a reduction in the
number of on -site parking spaces, and unit sizes less than 750 square feet. The
Planning Commission recommended approval of the project at their October 22nd
meeting. On November 6, 1991, the Applicant requested an appeal of the Planning
Commission's conditions and a continuance of his plot plan /variance cases until the
Owner Participation Agreement is completed.
FISCAL IMPLICATION:
None unless the City Redevelopment Agency becomes a part owner in the project
through the use of Redevelopment Agency set -aside funds to provide affordable
housing.
APPROVED BY:
RECOMMENDATION:
1. Move to waive further reading and introduce Ordinance No. concurring
with Environmental Determination and granting approval of Change of Zone
91 -066.
2. Move to table the appeal of the Planning Commission's conditions for Plot Plan
91 -467 and Variance 91 -019 as requested by the Applicant (future City Council
hearing will be readvertised and renoticed) .
Submitted by: Approved for submission to
City Council:
i natu RON KIEDROWSKI, CITY MANAGER
CC #2
�`y�,
4
MEMORANDUM
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: PLANNING & DEVELOPMENT DEPARTMENT
DATE: NOVEMBER 19, 1991
SUBJECT: CHANGE OF ZONE 91 -066, VARIANCE 91 -017, AND PLOT PLAN 91 -467
REQUEST:
Change of Zone: The Applicant has requested a change in the zoning designation
for +4 acres of property at the rear of the project site from R -1 Single Family
Residential to R -2 Multi - Family Residential (4 -8 dwelling units /acre) and the front
portion from R -2* 8,000 to R -2 Multi - Family Residential for property located on the
west side of Washington Street, just south of the La of the La Quinta Storm
Channel/ Washington Street bridge and 700 feet north of Calle Tampico.
Variance: The Applicant is requesting a reduction of the parking standards because
the project will house some senior residents. They are requesting: tandem garages,
a reduced number of on -site parking spaces, and proposed unit sizes which are less
than required by the Zoning Code.
Plot Plan: To develop a 109 unit single story apartment complex on +9 acres of land.
The project will be a market rate apartment complex except for 30% (or more) of the
development which will be for senior adults with very low and lower incomes.
Bonus Density: The Applicant is requesting a density bonus (25 %) for their project
based on Government Code Section 65915 because the project will include provisions
for affordable housing units. The Applicant is requesting an additional ten percent
bonus based on architectural merit per the City's General Plan.
BACKGROUND:
The site is partially improved with street improvements along Washington Street but
the site does not have curb, gutter, and sidewalk improvements at this time. A
future raised median island is proposed along the property frontage pursuant to the
City's adopted General Plan Circulation Element. The site will be allowed left -turn
access onto Washington Street from the southerly side of the site pursuant to the
past review /approval of the Ralph's shopping center project. This common driveway
will be signalized.
MEMOGT.007
SITE DESIGN:
The design concept uses a clustering of single story residential units around a
private courtyard and attached covered parking. The clusters range from a
grouping of 6 to 12 units. The units are primarily three bedroom (1,150 square feet)
but smaller units are proposed (two bedroom /two bath at 900 square feet, one
bedroom /one bath at 650 square feet and one bedroom /one bath at 550 square feet) .
Each building group has a pool area and /or private courtyard. The pools are
approximately 500 square feet in area and all have concrete decking areas for
lounging.
Also a community building has been proposed at the main gated entry. A concrete
tennis court and five concrete shuffle board courts are proposed in the retention
basin at the southwest corner of the site.
MARKETING CONCEPT:
Approximately 30% of the units will be for seniors of very low to lower income based
on Riverside County Housing Authority demographic information. The units will
remain affordable and preliminary rental rates will range from $400 to $900 per
month.
CIRCULATION/ PARKING:
As mentioned above, the site has two points of access proposed along Washington
Street which is a divided major arterial (120 foot right -of -way) . The main entry into
the site is located at the center of the property. The other entry is located along the
shared boundary of the site to the south with the Ralph's shopping center project
(Koenig Development) . The entry is to be signalized. The project will be a gated
community.
ARCHITECTURAL DESIGN:
The proposed single story Mediterranean design is consistent with the City's design
guidelines (e.g. the roof, rough stucco exterior, and consistent with the design
standards of a low density condominium project, etc.) . Planters are also
interspersed along the pedestrian areas to add additional character to the entry into
the proposed facility.
A two story (3,000 square feet) clubhouse for the residents is also proposed. The
design is consistent with the overall design theme for the project.
VARIANCE REQUEST:
A. Parking Program
The Developer has requested that he be allowed tandem covered parking spaces, and
further, a reduction in the number of required on -site parking spaces. The
Developer would like to provide 141 covered spaces and +89 uncovered spaces. A
project ratio of 2.0 spaces per unit if the tandem spaces are allowed.
MEMOGT.007
i
Staff has researched the request of the Developer to have a smaller number of
parking spaces than required for the proposed senior residents. Our research has
shown that many of the Southern California cities have a ratio of between .5 to 1.5
spaces per unit as a general requirement, plus additional space requirements if
communal eating facilities are proposed (e.g. convalescent care, etc.) .
B. Unit Sizes
The Developer has proposed units (approximately 30 %) which are less than the
minimum size allowed of 750 square feet. The Developer's smallest unit is a one
bedroom unit of approximately 550 square feet. The Developer has indicated that if
he is allowed the smaller unit size, he will be able to expand the projects
marketability by reducing the rental rates. This size unit is consistent with the
normal size of a standard urban rental unit for either a studio unit or one bedroom
unit. A copy of the Planning Commission Minutes are attached.
DESIGN REVIEW BOARD ACTION:
The Design Review Board approved the project on October 2, 1991. Their
recommendations are attached to the Plot Plan Conditions of Approval.
PLANNING COMMISSION ACTION:
The Planning Commission reviewed the project on October 22, 1991. The Commission
recommended approval of the apartment complex and the Commissioners stated they
were in favor of a senior project at this site since it is close to the Civic Center, the
downtown, and the future Ralph's shopping center. The Planning Commission felt
a majority of the units should be for seniors with or without limited incomes.
However, they felt the specifics should be left to the City Council as part of the
pending Owner Participation Agreement.
The Planning Commission also agreed to the units sizes being less than 750 square
feet for any senior apartment unit.
The Planning Commission approved a parking ratio of 1.5 spaces /unit for senior
apartments, 1.5 spaces /unit for non - senior one bedroom unit, and 2.5 spaces /unit
for non - senior apartments.
APPLICANT'S APPEAL:
On November 5, 1991, Mr. Craig Bryant of Winchester Asset Management, one of the
projects proponents, filed an appeal letter with the Planning and Development
Department requesting an appeal of the Plot Plan conditions. He has requested that
his appeal be held in obeyance until they have time to complete their pending
financial agreement with the Redevelopment Agency.
CHANGE OF ZONE REQUEST:
The Change of Zone request from R -1 to R -2 is consistent with the City's long range
General Plan document which depicts this area as an area Medium Density (4 -8
dwelling units /acre) . Another reason to approve the change is: 1) The development
is in the downtown area and medium density projects should be encouraged to
MEMOGT.007 3
`i
provide housing for this future employment area; 2) The property is serviced by
public transportation; and 3) The goals of the City's General Plan Housing Element
will be met (in part) . The Planning Commission recommended approval of this
action.
CONCLUSION:
Staff would recommend that the City Council complete your action on the Change of
Zone request. However, it would be appropriate to continue both the plot plan and
variance cases indefinitely until the Applicant has completed his Owner Participation
Agreement contract or until other arrangements are made.
FINDINGS:
Findings necessary to justify approval of this application can be made and are
attached to this report.
RECOMMENDATION:
1. That the City Council waive further reading and introduce Ordinance #
approving Change of Zone 91 -066, from R -1 Single Family Residential and R -2*
8Y000 Multi - Family Residential to R -2 Multi - Family Residential.
2. That the City Council continue discussion on the Applicant's appeal of the
Planning Commission conditions for Plot Plan 91 -467 and Variance 91 -019 until
after the Owner Participation Agreement has been completed.
Attachments:
1. Location Map
2. Appeal letter
3. Planning Commission Minutes
4: Senior Survey
5. Environmental Assessment 91 -212
6. Agency comments
7. Plan Exhibits
8. Previous Planning Commission Staff report dated October 22, 1991 (without
Resolutions)
9. Draft City Council Ordinance # approving CZ 91 -066
10. Final Conditions of Approval for PP 91 -467 and VAR 91 -017
MEMOGT.007
4
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AND VARIANCE 91 -017
Asset Management • Development Services
November 5, 1991
Mr. Jerry Herman
Director of Planning
City of La Quinta
P.O. Box 1504
La Quinta, CA 92253
Dear Jerry:
With respect to the Conditions of
approved October 22, 1991 by the
Desert Villas Limited, we ar
Conditions including Item Number
subject to an Owner Participation
by the Developer and the City of
UU o
NOV 0 6 1991
CITY OF LA OUINTA
PLANNING DEPARTMENT
313 -L -KD
Approval - Plot Plan 91 -467 as
Planning Commission regarding
B hereby appealing several
55 "Approval of this Plot Plan
Agreement (OPA) being signed
La Quinta".
We are requesting that this issue be held in abeyance and
temporarily postponed until the destiny of an Owner
Participation Agreement is determined to the mutual satisfaction
of both parties.
In order to make the preceding paragraph official and also to
comply with the time period for appeal, we are submitting this
correspondence to you. We would request that continuance of this
matter to the City Council be postponed until the Owner
Partici ation Agreement issue is resolved.
Of
Very my yours,
Craig B n , Pres dent
Winche ter Asse Management
CGB:kd
cc: Mr. Bob Wright, Amcor Capital, Inc.
Mr. Dick Darling, Tandam Builders, Inc.
Mr. Mike Rowe, The Keith Companies
Winchester Asset Management, Inc.
Rivermst Drive • Suite A • Riverside, California 9250x7.714/653 -6982 • FAX 714/6535,'i08
41-865 Boardwalk • Suite 101 • Palm Desert, California 92260 9 619/340-3575 • FAX 619/346 -9368
Planning Commission Minutes
October 22, 1991
C.
0 —1
2. Commissioner Lad
motion to conti 4
ROLL CALL -VOTE:
nel/ moved and Commissioner Marrs seconded a
the matter to November 12, 1991:
Plot ZWn 91 -466 and Variance
AYES: Commissioners Marrs, Ladner,
& Chairwoman Barrows. NOES: None.
ABSENT: Commissioners Mosher &�
Ellson. ABSTAINING: None.
91 -019; a request of Simon Plaza to
deva6p, a commercial center and .a variance to deviate from,the C -P -S
Zgr�e code setback standards. .
1. Commissioner Marrs moved and Commissioner , l = adner seconded a
motion to continue the matter to November 26, 1991, at the
request of Staff. %
ROLL CALL VOTE: AYES: Commissioners Marrs, Ladner,
& Chairwoman Barrows. NOES: None.
ABSENT: Commissioners Mosher &
Ellson. ABSTAINING: None.
Change of Zone 91 -066 and Variance 91 -017, and Plot Plan 91 -467; a
request of Desert Villas, Limited, for a change of zone from R -1 Single
Family Residential to R -2 Multi- Family Residential and the front portion
from R -2 8,000 to R -2, and a variance for a reduction of the parking
and unit size standards in order to develop a 109 unit single story
apartment complex on +9 acres of land.
1. Associate Planner Greg Trousdell presented the information
contained in the Staff report, a copy of which is on file in the
Planning and Development Department.
2. Commissioner Ladner asked Staff to clarify how the percentage
of units was determined. Staff stated this was a part of the
Owner Participation Agreement being worked out between the
Applicant and the City Council.
3. Chairwoman Barrows asked Staff to explain how the sidewalk
would be constructed in relation to the existing bridge. Staff
stated the sidewalk would not be installed at the bridge until it
was widened. Assistant City Engineer Steve. Speer stated the
bridge was proposed to be six lanes with sidewalks on both
sides.
4. Commissioner Marrs asked if the minimum unit size apartments
would be for senior only. Staff stated this would be determined
by the Owner Participation Agreement entered into by the
Applicant and City.
Planning Commission Minutes
October 22, 1991
5. Chairwoman Barrows opened the Public Hearing and Mr. Craig
Bryant spoke on behalf of the applicant and addressed the
concerns of the Commission.
6. Commissioner Ladner asked what the rent would be for these
units. Mr. Bryant stated the rent would be between $378 and
$900 per month.
7. Mr. Richard Darling, applicant, discussed other projects in the
area that were similar to this in size and costs.
8. Ms. Linda Simpson, 51 -295 GuatamaIa, stated her concern about
the amount of traffic that would be generated and the size of the
units.
9. There being no further public comment, Chairwoman Barrows
closed the Public Hearing.
10. Commissioner Ladner and Chairwoman Barrows expressed their
desire that the Applicant allow as much senior housing as
possible.
11. There being no further discussion, it was moved by
Commissioner Ladner and seconded by Commissioner Marrs to
adopt Planning Commission Resolution 91 -047 recommending to
the City Council approval of Change of Zone 91 -066 from R -1
Single Family Residential to R -2 8,000 Multiple Family Residential
to R -2 Multiple Family Residential.
ROLL CALL VOTE: AYES: Commissioners Marrs, Ladner,
& Chairwoman Barrows. NOES: None.
ABSENT: Commissioners Mosher &
Ellson. ABSTAINING: None.
12. Commissioner Ladner moved and Commissioner Marrs seconded a
motion to adopt Planning Commission Resolution 91 -048 approving
Variance 91 -017 subject to the attached conditions.
ROLL CALL VOTE: AYES: Commissioners Marrs, Ladner,
& Chairwoman Barrows. NOES: None.
ABSENT: Commissioners Mosher &
Ellson. ABSTAINING: None.
13. Commissioner Ladner moved and Commissioner Marrs seconded
the motion to adopt Minute Motion 91 -043 approving Plot Plan 91-
467 subject to the attached conditions. Unanimously approved.
PCMINOCT22 6
C
SENIOR HOUSING SURVEY
October 11, 1991
A. Parking Standards
Local Cities
1. City of La Quinta
2. City of Palm Desert
3. City of Palm Springs
4. County of Riverside
5. Cathedral City
6. City of Rancho Mirage
Regional
7. Bellevue, Wash.
8. Gainvesville, Fla.
9. Long Beach, Calif.
10. Plano, Tex.
11. Lake Co., Ill.
12. Aurora, Colo.
13. Scottsdale, Ariz.
14. Santa Monica, Calif.
15. County of L.A.
Average parking stnd. =
B. Minimum Dwelling Unit Sizes
2 /unit; seniors
1.00 /studio (non- senior)
1.50 / lbdrm
2.50 / 2bdrm "
1.25 /unit (age 55 +)
1.00 /unit (age 62 +)
.75 /unit + 1 guest /5 units
1.00 /unit (covered)
.75 /unit + 2 manager's sp. (75%
covered)
1.00 cov. /l uncovered = lbdrm
2.00 cov. /1 uncovered = 2bdrm
0.80 /unit (min.)
1.50 /unit (max.)
1.00/3 units
1.00 /unit
0.60 /unit; owner occupied, 1.1 /unit
0.75 /unit
1.00 / lbdrm, 1.5 /2bdrm (40% compact)
1.25 /unit
0.50 /unit + lguest /5 units (low
income senior)
1.00 /unit + 1guest /5 units
1.50 /lbdrm, 2 /2bdrm
1 /unit
1.
La Quinta
750
sq.ft.
2.
Palm Desert
600
sq.ft. / lbdrm,
800 sq.ft. / 2bdrm
3.
Palm Springs
Uniform
Building
Code
4.
Riv. County
550
sq.ft. /lbdrm,
700 sq.ft. /2bdrm
5.
Cathedral City
400
sq.ft./lbdrm
+ 100 sq.ft. for
each
additional bedroom
6.
Rancho Mirage
600
sq.ft. /lbdrm,
800 sq.ft. / 2bdrm
1,000
sq.ft. / 3bdrm.
Average Size = 580 square feet
Note: Rancho Mirage did not have a separate category for active
seniors vs. a market apartment complex for either
section.
(3)
cm ar u QUMI
y6 7
dS ENVIRONMENTAL OiECKLIST FORM
eZ q/ O G�
I. BACKGROUND
1. Name of Proponent:
2. Address and Phone Number of Proponent: j14Z_. 'R
SA.-i A
J. Date of Checklist: Io -t - pit
4. Agency Requiring Checklist: u
S. Name of Proposal, if applicable: �E'S Er2•r ✓,k\ AS
11. ENV I RCM* ENTAL IMPACTS pi 145 2 — p
(Explanation of all "Yes" and "Maybe" answers is required on attached sheets.)
1. Earth. Will the proposal result in: Yes
Maybe No '
a. Unstable earth conditions or in changes in
geologic substructures? _
✓�
b. Disruptions, displacements, compaction or
/
overcovering of the soil?
4/
c. Change in topography or ground surface
relief features?
d. The destruction, covering or modification of
any unique geologic or physical features?
e. Any increases in wind or water erosion of soils,
either on or off the site?
{/
f. Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake?
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
_y
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration of
ambient air quality?
b. T`.e creation of objectionable odors?
c. Alteration of air movement, moisture or
temperature, or any change in climate,
either locally or regionally?
3. Water. Will the proposal result in:
a. Changes in currents, or the course or direction
of water movements, in either marine or fresh
waters? _
jC
b. C.".a".ges in absorption rates, drainage patterns,
or the rate and amount of surface water runoff?
C. Alterations to the course of flow of flood
waters?
_ =/
d. Change in the amount of surface water in any
water body?
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity? _
f. Alteration of the direction or rate of flow
of ground waters?
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
aquifer by cuts or excavations?
(3)
0
Yes Maybe 110
h. s...stantial reduction in the aaount of
rater otherwise available for public
water supplies?
t/
i. Exposure of people or property to water
related hazards such as flooding or
tidal waves?
4.
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
plants)?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
c. Introduction of new species of plants into
an area, or result in a barrier to the
normal replenishment of existing species?
y `
d. Reduction in acreage of any agricultural
crop?
S.
Animal Life. Will the proposal result in:
•
a.. Change in the diversity of species, or numbers
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthic
organisms, insects or microfauna)?
b. Reduction of the numbers of any unique, rare,
/
or endangered species of animals?
c. Introduction of new species of animals into an
area, or result in a barrier to the migration
or movement of animals?
d. Deterioration to existing fish or wildlife
habitat?
6.
Noise. Mill the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
_e"
7.
Light and Glare. Will the proposal produce new
light or glare?
B.
Land Use. Will the proposal result in a substantial
alteration of the present or planned land use of an
area?
9.
Sutural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
resources?
D. Substantial depletion of any renewable
natural resource?
10.
!Vet. Does the proposal involve a risk
_R_isskoff
R an explosion or the release of hazardous sub-
stances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event
of an accident or upset conditions?
11.
Population. Will the proposal alter the location,
istd ribution, density, or growth rate of the
human population of an area?
12.
Housing. Will the proposal affect existing housing,
or create a demand for additional housing?
13.
Transportation /Circulat.ion. will the proposal
result n:
a. Generation of substantial additional
/
vehicular movement?
{/
b. Effects on existing parking facilities, or
demand for new parking?
(4)
(S)
Its 1(aybe No
:
C. antial impact upon existing transpo• n
_.teas?
d. Alterations to present patterns of circulation
or movement of people and /or goods?
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor• vehicles,
bicyclists or pedestrians?
_ ✓
ld.
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
t/ _
e. Maintenance of public facilities, including
roads?
_
f. Other governmental services?
1S.
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
sources of energy, or require the development
of new sources of energy?
16.
Utilities. Will the proposal result in a need
for new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
1/
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
17.
Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
_V
b. Exposure of people to potential health hazards?
18.
Aesthetics. will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
19.
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea-
tional opportunities?
20.
Archeological/Historical. Will the proposal result
in an alteration of a significant archeological
or historical site, structure, object or building?
21.
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
(S)
I
1�^
Yes Maybe_ No
b. Does the project have the potential to achieve
short -term, to the disadvantage of long -term, en-
vironmental goals? (A short -term impact on the
environment is one which occurs in a relatively
brief, definitive period of time while long -term
impacts will endure well into the future.)
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable?
(A project may impact on two or more separate
resources where the impact on each resource is
relatively small, but where the effect of the
total of those impacts on the environment is
significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
IV. DETERMINATION
(To be completed by the Lead Agency)
On the basis of this initial evaluation;
I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
L�
_ I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL INTACT REPORT is
required.
Date: to — /— fl/
11�
V
ti
CITY OF LA QUINTA
INITIAL ENVIRONMENTAL STUDY
CASE NOS. CZ 91 -065, PP91 -4671 VAR 91 -017 (EA91 -212)
DESERT VILLAS, INC.
GENERAL DESCRIPTION:
The applicant has proposed a single story apartment (109 units)
complex on 9 acres on property Zoned R1 Single Family and R2
( *8,000) Multiple Family Residential. The property is located on
the west side of Washington Street, just south of the La Quinta
Evacuation Storm Channel.
The applicant has requested that the City redesignate the site to
R2 verses the existing R1 Zone category. Also proposed, is a
variance request by the developer to deviate from the required on-
site parking and unit sizing provisions.
ENVIRONMENTAL IMPACTS
EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES
1. EARTH: The soil on this property has been classified as Myoma
Fine Sand and Coachella Sand /Loam. This type of soil has rapid
permeability and it can be used for crop production or homesite
development. The site has been vacant (never developed) but the
applicant is desirous to pursue development of the site with urban
services (i.e. an apartment complex). The site is protected from
seasonal storm water by an earthen levee (to the north).
Earth moving to support the project will be done as part of the
grading plan, and no on -site work shall be done until a study has
been prepared which identifies the cut and fill needs of the site.
The general elevation of the site is approximately 40 to 60 feet
above sea level. The site is in a Zone 3 Seismic /Geologic Hazard
area as noted by the County of Riverside Planning Department
(1983). A Zone 3 is an area with moderate shaking qualities but
less severe than a Zone 12 (highest level). It is categorized as:
"effect on people: felt by most people indoors. Some can estimate
duration of shaking. But many may not recognize shaking of
building as caused by an earthquake, the shaking is like that
caused by the passing of light trucks (Riverside County Manual)."
MITIGATION MEASURES:
1) . Grading of the site shall occur pursuant to the approval of the
future grading plan as specified by the City's Engineering
Department. All work shall be conducted in a manner so that it
does not disturb other abutting properties unless off -site
agreements have been made and /or approved. The grading quantities
have not been submitted, it is
moving at the site (contouring)
limited importation will occur.
assumed that most of the earth
will occur on the premises and
2). The site shall meet the provisions of Uniform Building Code
Section 2312 (d) 2 because the project lies within a Seismic Zone
4. It is recommended that all structures be designed according to
current Uniform Building Code requirements.
3). Levee improvements (i.e. concrete) shall be required if deemed
necessary by the Coachella Valley Water District.
2. AIR: The project site is located within the Southeast Desert
Air Basin (SEDAB) and is under the jurisdiction of the South Coast
Air Quality Management District (SCAQMD). With the proposed
construction, there may be air pollutant sources which may
deteriorate ambient air quality. These sources are stationary and
mobile sources. Stationary source considerations include emission
from on -site construction activities and natural gas combustion.
Mobile source consideration include exhaust emissions resulting
from short term construction activities and long term generation
associated with the project.
It could be anticipated that with the construction of the proposed
project there will be a reduction in the overall mobile emission
releases because the medical complex would provide a convenient
service to local residents of this area.
MITIGATION MEASURES:
1). Adequate watering techniques shall be employed to partially
mitigate the impact of the construction generated dust.
2). Areas graded but not immediately constructed on shall be
planted with a temporary ground cover to reduce the amount of open
space subject to wind erosion.
3). Grading and construction shall comply with all applicable City
Ordinances and the requirements of the Air Quality Management Plan.
3. WATER: With the proposed construction it can be expected that
there will be a change in the absorption rate (due to impervious
surfaces), drainage patterns and amount and rate of surface water
run -off. The project proponent will provide.an on or off -site
retention /detention basin (off -site if approved by the City
Engineer) for the collection of storm water and nuisance water run-
off and, special measures will be needed to assure the earthen
levee to the north is adequate to protect the property from storm
water flows.
This area might be subject to liquefaction. Liquefaction is the
term which is used when the ground water table is very close to the
surface, and during an earthquake the ground has a tendency to
vibrate building structures from their respective foundations and,
thus causing failure and other adverse side - effects.
MITIGATION MEASURES:
1. The project shall comply with all applicable City requirements
regarding storm water and nuisance water. The developer shall
complete a hydrology study, prepared by a licensed Civil Engineer,
which identifies the increased water run -off quantities which will
be generated at the site by analyzing the assumed quantities in an
undeveloped state and factoring this against the development
proposal. Based on this study the project engineer shall design
the necessary on or off -site drainage basins (retention /detention)
which will contain storm water run -off from the property and allow
gradual dissipation of the water into the ground. A draft
hydrology study has not been prepared. However, the developer's
concept grading plan is attached. The project engineer has
designed a retention pond on the west side of the site for flood
water retention. The area is about 27,600 square feet and 10
feet deep. The City Engineer is reviewing the plan as of the
writing of this report, and specific recommendations will be made
at the public hearing scheduled for October 22nd. Further, the
project engineer should also insure that earthen levee to the north
of the site is adequate to assure the safety of the future
occupants of the complex. Measures which might be warranted are:
a concrete levee, elevated building pads, etc.
2. Very low flow (1.6 gallon) toilets shall be installed if
building permits are acquired after January 1, 1992 pursuant to
Public Health Code Section 17921.3.
4. PLANT LIFE: The subject site is presently vacant and void of
any significant plant life. No impact is anticipated by the
development of this site.
MITIGATION MEASURES: None required.
5. Animal' Life: The subject site is not located in an area
defined as a Fringed -Toed Lizard Habitat area (a Federally
protected species) and it has been therefore determined that
mitigation fees shall not be required of the applicant to develop
this site.
MITIGATION MEASURES: None required.
6. NOISE: Because of the proposed construction and subsequent
operation of the apartment complex, it can be expected that there
will be some increase in the existing noise levels on the site.
Most of the noise generated will be from motorized traffic coming
to and from the site.
MITIGATION MEASURES: As required by the General Plan, this
project shall prepare a noise analysis to minimize noise impacts on
surrounding land uses. The City's General Plan Guidelines for
indoor and outdoor noise shall be met. A comprehensive study shall
be submitted to staff for review prior to the issuance of any
building permit.
7. LIGHT AND GLARE: It is anticipated that the building(s) and /or
parking lot /landscaping will include lighting. However, at this
time, much of the material has not been submitted to staff but it
is assumed that during the plan check process of this case in the
future the applicant will be required to gain approval of this
material from the City's Design Review Board and the Planning and
Building Department prior to construction permit issuance.
MITIGATION MEASURES:
1). All lighting will have to comply with the City's "Dark Sky
Ordinance ". Additionally, light sources shall be shielded to
eliminate light glare and off -site spillage onto abutting vacant or
developed properties.
2). A lighting plan shall be submitted for the on -site parking
lot and the plan shall include a photometric study of the lighting
which analyzes the necessary footcandle light intensity as well as
identifies the height of the light poles, spaces of the poles, type
of lighting fixtures, and any other pertinent information which is
necessary to assure compliance with the City's Off- street Parking
Ordinance and the Dark Sky Ordinance. The light poles should be
less than 10 feet in overall height.
8. LAND USE(S): The General Plan has designated the property as -
Medium Density Residential (4 -8 units per acres) and the existing
Zoning of the site is R1 and R2 Single Family and Multiple Family.
The 4 acres fronting Washington Street are Zoned R2 and the rear
portion is Zone R1. The applicant has submitted a Change of Zone
application to redesignate the R1 property to R2. The change will
require by the Planning Commission and City Council. The City
Council action is final unless the matter is appealed to the State
Court System.
MITIGATION MEASURES: None is required. However, it is
necessary that the City Council approve the land use designation
change in order for the applicant to develop the project to the
density proposed. If this does not occur, the site is to remain
vacant until other land use plans can be reviewed and it is
determined they will meet the intent of the City's existing General
Plan and Zoning-Code provisions. The project density will be
adjusted accordingly.
9. NATURAL RESOURCES: No major adverse impacts.are anticipated
with by the construction of this project.
MITIGATION MEASURES: None required. However, the applicant
shall meet all necessary requirements of the local serving agencies
as outlined in the attached agency comments or as mandated during
construction plan implementation. Building energy conservation
will largely be achieved by compliance with Title 20 and 24 of the
California Administrative Code. These standards are handled by
the Building and Safety Department during construction plan check
review.
10. RISK OF UPSET: No adverse impact is anticipated due to
explosion or release of hazardous substances.
MITIGATION MEASURES: None required. However, all
construction activities whether or not they are permanent or
temporary shall meet all necessary safety standards of the Federal,
State and local government requirements.
11. POPULATION: It is not anticipated that the proposed project
will have an adverse or significant impact on population
distribution, density or growth rate in the area. The developer's
intent is to provide housing for senior citizens, and some of the
units will be for people who have income levels less than median as
established by the County of Riverside and HUD (Housing and Urban
Development).
MITIGATION MEASURES: The developer shall be required to meet
all the HUD income level standards if the developer pursues the
density bonus units as requested. The number of people per unit
shall be based on the Uniform Building Code provisions.
12. HOUSING: The development of the site as an apartment complex
which will include special provisions for senior with low incomes.
The City is encouraging the project in order for the City to meet
its fair -share regional housing needs, as required by the Southern
California Association of Governments and the City's General Plan
Housing Element. The SCAG plan requires both cities and counties
to provide different types of housing units (i.e. single family and
multiple family units) and to accommodate low /moderate income
families. Cities or counties can examine either rental assisted
housing, sweat equity self help housing, or grant assisted housing
pursuant to their redevelopment guidelines. The City's
Redevelopment Agency is examining assisting this project with their
required off -site development improvements to help the developer
build this project. The agreement is pending.
It is assumed that only minor incremental demands on City services
will be generated by the possible development of the site with
multiple family apartment units, therefore, the development of the
site would have insignificant affects on the City. Further, the
City has an over surplus of land designated and planned for
detached single family housing thus the City is in need of rental
housing units at this time, therefore, this project will help the
City meet its fair -share housing requirements.
The developer has also requested bonus apartment units pursuant to
State statues (Bonus Density). pursuant Gov. Code Section 65915.
The City is allowed to assist the developer is increasing his
project density if the project is designed and rented to low income
persons and, the project remains affordable. Generally, the units
are kept affordable for between 15 to 30 years depending on the
type of project.
MITIGATION MEASURES': The City should insure that the housing
units which is for the very low or low income families (e.g.
seniors) is retained for 15 to 30 years as below market units to
accommodate this section of the population which is in need of
proper housing. The City should examine whether or not the project
warrants consideration for additional units per Government Code
Section 65915. The Planning Commission and City Council will
examine this issue and act accordingly on the request.
13. TRANSPORTATION /CIRCULATION: With the proposed project it can
be anticipated. that there will be a generation of additional
vehicular traffic movement in the immediate area. The City's Trip
Generation book (1987, ITE Manual) indicates that apartment
residents generate on the average between 8 -10 vehicle trips per
day, but senior apartments generate about half the amount of market
rate apartment complex. The lower trip factor is indicative for
this age group because many seniors live alone and most try to
forgo having to drive, if possible. Car ownership is not as
important for retired individuals, and many seniors rely on public
transportation (bus or mini -bus) to travel within their immediate
area for shopping or medical needs. The site is located along
Route #4 of the Sunline Transit, therefore, public transportation
is available.
The developer will be required to install ultimate street
improvements along Washington Street. The improvements will
include: curb, gutter, street median, sidewalks, etc. The
developer will also be required to assist in paying for a portion
of the new traffic signal proposed for this project site and the
future shopping center to the south (Ralph's Shopping Center /Koenig
Development Company).
The developer has request a minor reduction in the number of on-
site parking spaces and in the design of the proposed on -site
garages. The developer's request is to install tandem garages
spaces (two spaces for each 3 bedroom unit and one space for each
1 or 2 bedroom unit). The developer's variance statement is
attached.
MITIGATION MEASURES:
1). Compliance with all applicable City requirements regarding
street improvements of adjacent street(s).
2). The developer shall provide adequate on -site parking and
dwelling unit sizes to accommodate the proposed use of the property
unless the developer is granted permission to vary the design of
the project through the review and approval of a Variance
Application Case VAR. 91 -017.
3). An eight foot wide sidewalk shall be provided on Washington
;F
Street (major arterial) for pedestrian /bike traffic.
4). A bus stop and shelter shall be install along the frontage of
the site on the proposed Washington Street. The location shall be
approved by Sunline Transit and the City Engineering Department.
If a separate bus turn -out is required, the turn -out shall not
affect traffic movement and it shall be recessed within the street
parkway.
5). The level of off -site improvements shall be commensurate to
the magnitude of the project.
6). A traffic signal shall be installed when warranted at the
southerly -most driveway as required by the Engineering Department.
The signal will service this site and the future project to the
south (Ralph's Market Shopping Center). The Engineering
Department shall determine the fair -share of the signal for the
developer during review of the project with the Planning
Commission.
16. UTILITIES: Except for storm water drainage facilities, no
significant impacts are anticipated in the area of utilities which
include natural gas, communication systems, water, sewer, and solid
waste.
MITIGATION MEASURES: All necessary infrastructure
improvements as mandated by the City or any other public agency
shall be met as part of the development of this site. As
mentioned before, the site will be required to install-appropriate
drainage facilities which will house storm water run -off during
seasonal rain storms or to contain nuisance water from both
irrigation and surfaced areas (i.e. parking lots, buildings, etc.).
The developer might be required to improve the La Quinta Evacuation
Channel as part of the development of the site, and at this time,
staff is currently waiting so see if the Water District is planning
to require the developer to improve the earthen levee. with concrete
or other barrier materials. The District's initial letter is
attached.
14. PUBLIC SERVICES: The project may create a need for
additional fire protection, police protection and maintenance of
public roads in the area. However, it is anticipated that any
increases in this area will be incremental,. and further, should
only have negligible impacts on existing personnel or services.
The site is approximately 1/2 mile from Fire Station #32.
Response times to the facility should be within acceptable levels
as prescribed by the fire personnel.
MITIGATION MEASURES:
1). Prior to the issuance of a building permit the applicant will
be required to pay the City's Infrastructure Fee. This fee will
help mitigate impacts as noted above.
2). The project shall comply with all
Marshal and the Riverside County Sheriffs
District's mitigation fees shall be pai d
area) if required by the District.
f;1f.
requirements of the Fire
Department. The School
( $1.58 /sq. ft. of living
3). Water, sewer, and electric service provisions shall be made
and secured prior to securing building permits.
18. AESTHETICS: The site is presently vacant, the construction of
buildings will disrupt the site and change the existing views of
the Santa Rosa Mountains. However, in order to reduce this impact
the developer has proposed single story building complexes which
should not impact or affect the surrounding residential properties
to the east (across Washington Street).
MITIGATION MEASURES:
1). The height of the apartment building(s) should be single
story.
2). The development of the on and off -site landscaping program
should take into consideration the unique setting of this property
as it relates to the downtown area. The developer should consider
vertical type plant material (Palm trees, etc.) and the use of
accent type trees (Jacarandas, etc.) which will create view
"windows" into the project but accentuate the mountains to the west
of the proposed buildings. Native landscaping should be pursued
and accent lighting on the landscaping should be encouraged.
Parking lot lighting should be discouraged wherever possible.
19. RECREATION: No significant adverse impacts are anticipated in
this are because the applicant is proposing a recreation building,
small satellite pools, tennis court and five shuffleboard courts
for the future residents.
MITIGATION MEASURES: No major impact is anticipated because
the development will have its own recreation facilities for the
tenants. However, the applicant might be required to contribute
the City's park fees to assist off -site development of community
facilities which can benefit this development or others in the City
or provide sufficient on -site facilities which exempt the project
from the fee exaction. This issue will be evaluated further
during the formal review of the project.
20. ARCHEOLOGICAL /HISTORICAL: Due to the historical nature of the
City, there may be an adverse impact created by the construction of
the project.
MITIGATION MEASURES: An archaeological survey of the city by
qualified archaeologists will need to be completed prior to
activities which would disturb the site (i.e. site grading).
Compliance with the results of the archaeological survey will be
required.
21. MANDATORY FINDINGS: It is not anticipated that there will be
any adverse impacts by the project in the areas of plant and animal
life, long term environmental goals, cumulative impacts, or impacts
on human beings.
Attached: Agency Comments
Developer Statements
SOUTHERN CALIFORNIA gag COMPANY
1951 LUGONIA AVENUE REDLANDS. C- AL''ORNIA
MAILING ADDRESS P 0 BOX 3=. REDLANDS. CALIFORNIA 927) -M
August 20, 1991
City of La Quinta
78 -105 Calle Estado
La Quinta, CA 92253
ATTENTION: Greg Trousdell
RE: Plot Plan 91- 467 /Change of Zone 91 -066
Thank you for inquiring about the availability of natural gas service for your
project— We are pleased to inform you that Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas service to
the project could be provided from a 6" main on Washington Street without any
significant impact on the environment. The service would be in accordance with
the Company's policies and extension rules on file with the California Public
Utilities Commission at the time contractural arrangements are made.
You should be aware that this letter is not to be interpreted as a contractural
commitment to serve the proposed project, but only as an informational service.
The availability of natural gas service, as set forth in this letter, is based
upon present conditions of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under the jurisdiction of the
California Public Utilities Commission. We can also be affected by actions of
federal regulatory agencies. Should these agencies take any action which affects
gas supply or the conditions under which service is available, gas service will be
provided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average /Use Per Meter) Yearly
Single Family 799 therms /year dwelling unit
Multi - Family 4 or less units 482 therms /year dwelling unit
Multi- Family 5 or more units 483 therms /year dwelling unit
These averages are based on total gas consumption in residential units served by
Southern California Gas Company, and it should not be implied that any particular
home, apartment or tract of homes will use these amounts of energy.
b. Commercial
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction. Calculations would need
to be made after the building has been designed.
To insure t;:c exist-- -ng facilities are adequate to accom-mcda:e the new deveicpment.
A engineering study wi : be required. Detai :ed ir.for.mat :or including tract r.%ps
and plot plans must be submitted tc t ^e Gas Company Br? -..Cr Services Representa-
tive, 1- 800 - 624.2407, sip: months prior to the n,ctuai construction of the natural-
gas pipe :ine.
We have developed several_ programs w hich are :vaiiable, upon request, tc provide
assistance in selecting the most effective applications of energy conservation
tec^niques for a particular project. if you desire further ?nfcrmatior on any of
our energy conservation programs, please contact our tjuiide -- Services Department,
P.C. Box 3003, Redlands, CA 92373 -0306.
Sincerely.
Kevin B. rium
Technical. Supervisor
KBF:blh
cc: Environ Affairs - XL2093
' rl ATE
fSTA6l15►1f0 IN 1911 AS A PUBLIC ICY
�18TRIC�
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1056 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) J9 MI
DIRECTORS OFFICERS
TELUSCODEKAS, PRESIDENT THOMAS E. LEVY. GENERAL MANAGER-CHIEF ENGINEER
RAYMONO R RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON. SECRETARY
JOHN W MCFADOEN OWEN MCCOOK ASSISTANT GENERAL MANAGER
DOROTHY M. NICHOLS August 26, 1991 REDWINE AND SHERRILL. ATTORNEYS
THEODORE J. FISH
Planning Commission
City of La Quinta
Post Office Box 1504
La Quinta, California 92253
Gentlemen:
File: 0163.1
Subject: Plot Plan 91 -467, Change of Zone 91 -066, Portion
of Northwest Quarter, Section 6, Township 6
South, Range 7 East, San Bernardino Meridian
41-0461j4e6
Fps
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is shown to be subject to shallow flooding and is designated Zone A0,
depth 1 foot, on Federal Flood Insurance rate maps which are in effect at this
time.
A portion of this area is adjacent to the right -of -way of the La Quinta
Evacuation Channel. We request that the developer be required to install
suitable facilities to prohibit access to this right -of -way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right -of -way of the La
Quinta Evacuation Channel. This includes, but is not limited to, surface
Improvements, drainage inlets, landscaping, and roadways.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
TRUE CONSERVATION
USE WATER WISELY 1, 024
Planning Comission
City of La Quinta -2- August 26, 1991
Plans for grading, landscaping,* and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
om Levy
General Manager -Chief Engineer
RF:cb /e8b
cc: Don Park
Riverside County Department
of Public Health
79 -733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
COACHELLA VALLEY WATER DISTRICT
r
GLEN J. NEWMAN
FIRE CHIEF
RIVERSISE COUNTY
FIRE DEPARTMENT
210 WEST SAN JACINTO AVENUE o PERRIS. CALIFORNIA 923M
(714) 657 -3183
To: City of L.. Otinter
F'lri�nlnq Division
Attn: Greg Tr•oUsdel1
Fe: Plot Flan r'1 -467
(�9 c�
1;r �
0 CT 0 2 1991 v
CITY OF -j.. f- Us IA
PLAN'w.: G P.:1STiJf:it
With respect to the condition of approval regarding the above
referenced Plot Plan, the Fire Department requires the followinq
fil -e pi- C'teCtlC +:l medSU'res be provide -d In accordance with La C!Uint2
MuiiiCipa.i Cade acid /or recogniwed fire-. protectiorl standards:
1. F'rc.;Ue a _ambinatiorl of c +i-t - S- itc ai-iC off -_Ite Surser fil- •_
hti d; ar'I .= t. •_+ 4 .: t_ 1/2" .. 2 1/2") Oil a. i•. +oped system.
locii.ted nc. -t less than, 25 feet or more that, ;65 feet f om
arov pC'rt1C'I of th:. bUildirlq(s) as Mer. =.used along approved
v.hiCUlai "ra%ielWaySi. The v+ete• - mains shall be capable of
provioing potential fire flaw of 2500) gpvTl and an actual
fire `low aiailable from any one hydrant shall be 1500, gpm
for 2" !',our= a± 2•:i psi residual operating PI-essure. The
iegt_t11 -e':? f:i e fl.:vi mU t t e available before any combustible
material is placed on the jab site.
2. PriC' tC+ i- =lance of a building permit. apr;licaot /developer
shall fi_tr +: =_h os.e bluel i-ne copy of the w�t�r system plans to
�.._ _ �. -- F r
t .. � 1 C 1'_'�cil �Ii,Cllt for 1 -E'V 1''Vl i��ippl , -„/_41 F iC1 :-I C. Thal l C.l +: if l�l +•
to the fire hydr --in t•' e_. p_Liila and tree-
t �p � 1C +cdtlC +il etnc; S -�%+-
_.. ='e;i+ nieeir the 1" i flow I' e+lllirerrl&!. E. Plai-is shall be
'=d.4i,c:. :A G a i -eQi ter t. l] zl`:_ r,i-z a - =e,- with i;e_ -
TC +i:'_ +w:llq _ -' t171CatlOi;: "I ce- tify th:ctl' ''he design of
watei = . _ - -m is in accC+idance- w . th the i ��_ 1 rernents
pree =ribea C the Piver Llde COLIIit - -v F"i: c iE-C.: tMe +lt.'+ Plali sw
=r:i,11 ei.'o be �-lUnCU b%y the ic'ca11 wcitCl l„l+:a_Cli r„'•
f, ili:tdii =:IT:i�3tt. f].1:? S.pi'ii'+1:1ry S. ='e ^ll NFF-; 12D.
'VStelTI C+lc +'= MU=I: be =i_tbmitt,_d v,iti n F)i !il =heck. /1n5peCtlC:l
rGi- to t -1E -1 N rEG'c'.l` +IriE i`:t fC+:
e" -it r =te+?E'R:E'l-it `L
the will be equipped . -,i h =ire _fir: rlt::ler= r: +_t= t
be Include-:oil the title page of tI e bi_til,_>'rig plaits.
4. A11 interior streets shall be designated and maintained
as fire lanes.
5. Install portable fire extinguishers oer- NF PA 109 but not less
than 2A10BC in rating. Contact a certified extinguisher
company for proper placement.
M( MO DIVISION
C9 irIDIO OFi•7CE O iBMCULA OF7•la
79`733 Count• Club DAve. Stride F. Wrxk G 91201 41002 County Center Drive, Suite 125, Towcuk, CA 91390
(619) 3424MM • FAX (619) 775.2072 O RIVERSIDE OFFICE (714) 694`5070 • FAX (714) 694`SO76
3760 12th Strut, Riverside, G1 92501 TT
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0 C T 1 1 1991
i MEMORANDUM
o► r{� CI111 Ci a QINTA
PUU+.N;%G DEP ATM
TO: Greg Trousdell, Associate Planner
' FROM: Tom Hartung, Director of Building and Safety
�.
SUBJECT: Handicap requirements for Desert Villas
Apartment Complex
DATE: October 10, 1991
This complex with a proposed total of 109 dwelling units would be
required to provide 6 fully handicapped accessible units. The
requirements for those units would be found in Chapter 5, 12 and 33
of the Uniform Building Code as amended by the State of
California. These six units should be evenly distributed
throughout the project. In addition to these 6 units, the
remainder of the units must have the following:
1. Grab bar backing (per sections 511.1(a) 9 and 1214.1(d) 5)
2. 32 inch clear door and interior opening width (section 1214.1
(a) 2, 3304(il) 2B, 3304(il) 2C, 3304(m) 2 and 3304(n) and 24"
strike edge clearance exterior and 18" strike edge clearance
interior.
3. Lever hardware (3304(c) 4)
4. Door buzzer, bell or chime (1214.1(b) 5)
5. Ability to install water closet with 15" maximum height to top
of seat.
6. Light switch must be installed between 3' and 4' from floor.
7. Faucet controls per 1504(c) UPC (no twisting, tight grasping,
etc. required)
8. One bathroom in each dwelling unit must have the following:
Clear floor space of 30" x 48" required in front of the
lavatory; a space 48" parallel to 30" perpendicular to the side
of the bath tub; 36" clear width at the water closet and 48" in
front of the toilet; door must open out or knee space must be
provided under the lavatory.
9. A path of travel must be provided from the parking facility per
section 417, 3325(a), 3325(b) and 3326(a) and (b) UBC as
amended by state.
Greg Trousdell
October 10, 1991
Page Two
10. Cabinets directly under the kitchen sink counter area must be
removable to provide wheelchair clearance.
11. Path of travel from parking to all units 48" sidewalk slip
resistant.
12. Cabinets directly
shelving must be
These items should be
units.
Other considerations
construction drawings
TH /lc
MEMOTH02 /TXTLYNN
under kitchen sinks including toe kick and
removable for wheelchair access.
addressed in the design of the dwelling
may arise when a complete plan check of the
is completed.
,I ` ,
1
cen�e = -:'7a05
CITY OF LA OUINTA
Mr. Jerry Herman
Planning & Development Director
78 -105 Calle Estado
La Quinta, CA 92253
Attn: Mr. Greg Trousdell
Auaust 20, 1991
Associate Planner
RE: PLOT PLAN 91 -467 & CHANGE OF ZONE 91 -066 _
DESERT VILLAS APARTMENT COMPLEX
Gentlemen:
This will acknowledge receipt of your letter of August 14,
1991 relating to the above referenced subject. We very much
appreciate your prompt response to our application.
A preliminary hydrology report and preliminary grading plan
are currently being prepared by The Keith Companies, our consulting
civil engineers and will be submitted to you shortly.
Ronald Gregory & Associates, our consulting landscape archi-
tect, will provide you under separate cover the streetscape eleva-
tion plan requested as item #12 in your August 14, 1991 letter.
With respect to your item #7, please be advised that the
southerly most access driveway solution was prepared by our con-
sulting traffic engineers, Barton Aschman, and I have asked them
to respond directly to your concerns. I would like to point out,
however, that the driveway solution presented has taken into ac-
count numerous conflicting goals and engineering limitations. It
was my understanding that this solution has been tentatively ac-
cepted by City engineering staff; John Koenig, the shopping center
developer adjacent to us on the south, as well as our own traffic
engineer.
Items #3 through 6, 8 through 11, 13, and 15 will be responded
to by the project architect, Giorgio Dazzan & Associates. Please
be advised that this is an affordable housing project and that 30%
of the units will be reserved for occupancy by lower income house-
holds. We have enclosed an analysis pursuant to your request (item
#14) that identifies the units involved. It is expected that these
units will remain at a level below current market rate for a term
of not less than 15 years, and very likely 30 years. At the pre-
sent time, the Developer or the Developer's property manager will
manage this facility. Further, it is expected that the project
1630 1.7th Street • Santa Monica, California 90404
(213) 452-0196 9 Fax: (213) 392.6670
- 4'
will be financed by tax exempt multi- family housing bonds. The
project is subject to an Owner Participation Agreement with the La
Quinta Redevelopment Agency.
We believe we are entitled to additional bonus units over and
above the maximum R2 zone requirements pursuant to state planning
law. We have agreed to construct a housing development with 20%
affordable units entitling us to a density increase of at least 25%
of over the otherwise maximum allowable density. The low and mod-
erate income housing element consists of 30% of the units (20% to
occupants whose income is 30% of 50% of the Riverside County in-
come) which we plan to offer first-to senior citizens. Addition-
ally, our application contemplates the award of a 10% design bonus
based on the superior design of the project. To the best of our
knowledge, this project will easily be the superior residential
income project (apartment house) within the City limits, and should
therefore be entitled to the design bonus.
Entry to the project from Washington Street leads the prospec-
tive patron pass waterfall features on either side of the entrance
via a tree lined divided boulevard and gated entry. The residen-
tial units are arranged in clustered groupings around the community
center. Each cluster has been designed to consist of a central
open air landscaped patio surrounded by the residential units. The
project will incorporate a careful blend of Mediterranean features
adapted for desert living emphasizing pitched tile roofs, pergolas
entwined with bougainvillea, and paved pedestrian walkways through-
out the landscaped areas maintaining a park -like setting. Among
the many development features of the project are multiple pools and
spas, a fitness facility, a community center, and tennis and vol-
leyball courts.
We hope to have the balance of our application completed and
submitted to the Planning Department within the next several weeks.
Enclosure as noted
cc: Giorgio Dazzan, AIA
Ronald Gregory.
George.Parmenter, P.E.
Craig Bryant
Robert Wright
Tom Genovese
Michael Smith, P.E.
Steve Speer, Assistant
very truly yours,
DESERT VILLAS, LTD. /
BY: Richard L. Darli
City Engineer
®THE KEITH MPANIES - INLAND EMPIRE, INC
G..- Khrll., \Alin
MEMORANDUM
F831 -002
TO: MR. GREG TROUSDELL - CITY OF LA QUINTA
FROM: MR. MIKE ROWE - THE KEITH COMPANIES
RE: VARIANCE 91 -017 - DESERT VILLAS
DATE: OCTOBER 8, 1991
In response to our conversation on the Desert Villas Apartment
Complex the following is a response to the items we are
requesting variances on:
1. Allowance of Tandam parking spaces
This request is due to the aesthetics of incorporating the T
required parking spaces per number of units. Examples were
sent showing this concept used successfully in other areas and °;....
will insure the integrity of our project's design, thus
accommodating garage spaces which otherwise could not be E-;���
provided.
E-.
2. Lower minimum unit square footage Se-. as
u- :!_I:e
The current code states a minimum apartment size to be 750 `
square feet. We. are requesting this be reduced to 550 square
feet. The project is set up for a minimum of 30% senior sr.t .
housing and this lower unit size allows flexibility in product
type to attract a varied clientele for assurance of a
successful project (which is in everybody's best interest) .
With the units having enclosed garages, area is available for
storage to offset space which might normally need to be inside
the apartment.
3. Reduce parking requirement per unit
The existing code creates an average of 2.16 parking spaces
per unit (1.5 spaces per one bedroom unit and 2.5 spaces per
multi- bedroom unit). We are requesting a parking space
requirement variance to a minimum of two spaces per unit,
regardless of bedroom type, due to the senior population that
will incorporate at least 30% of the project. The figures we
have submitted to you on other cities in the Southern
California area for senior parking requirements fully
justifies this request and still allows ample visitor spaces.
We hope you will look favorably upon our request and if you
have any questions on this, or other matters relating to this
project, please give myself or Craig Bryant of Winchester
Asset Management a call.
294•M -10J
(619) 3469844 FAX (619) 3469368
41.865 Boaranaik. Suite 101. Palm Dear. CA 922x.
RPIDUCGD PARKNG Auk
i'ANnEM PP,RKlNr. ALLOWANCES
Jj
`t '; •: ; EP 19 199
ARCHITECT
G I O RG I O DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD.. SUITE 225
SANTA MONICA, CA 90401
1213) 393.5055
L� GvuNT� Lv�J c
CHAPTER 22.52 Sec. 52.11110 (Cont) - 52 -1205
Sec. 52.1175 Cont.) - S2.1180 CHAMP 2212 337
standards where applicahle. When- said standards are not available, the
Director shall make such determinatie►n teased on the recommendation
of the Director of the Devartment sef Parks and Iterrpation.
B. The Director may, without public hearing, approve a motlifica-
tion in the number of automobile parking spaces required by t his section,
where he finds:
1. That the Director to( the I)rpartment it( Parks anti Recreation
has determined that due to loc:tlaon, size or other factors• anticipated
client usage would inelirale that a lesser parking requirement is
adequate and so recommends; and
2. That elimination of parking spaces in the numF►er proposed will
not result in traffic congt•st inn, excessive off•sile parkinK, or unauthorized
use of 1larking facilities dreellol►e•d Ito verve s orYOUn.IinK 11r.11►e•rly ::end
3. Th:tt not writtelt Iorolo•sl lit the loreq►topwol re$I-eclion ill parkotig
tipaces has been received within 1't working days following the date of
mailing by the Director• of notice -if the proposed rnotliftcation by first
class mail, postage prepaid, to all I►emons whose names anti addresses
appear on the latest available :assessment roll of the County sef Loa
Angeles as owning prnpt•rty within a distance tof fo1Mt feet from the ex•
tenor boundaries of such bark. Stich notice shall also indicate that any
person oppru:ed to the (:ranting sef such modification may express such
opposition by written proles to the Director within the prescrilot•d
15-day penal : :and
4. That sufficient land area is ro-so•n•rel is) t•nstrre that the parking
requirements of I his see-1 two Inav 1..• rnmldied with houlil such :tddit ielnal
parking In• r1.11tsereel to 'Ito- 1'ut ut v .list• lot chatogo. -t to rlit•nl •tsage.
C. In :dl r:c.ev wh.•e.• .1 w1111. lo I-e.ae•1 Ita• I... n c.•t$•e$.•.1 a I04t1•Io
hearing shall 104• vt'hedtol$•d 104.1.11-4. 111$• 1 'oountvslon. ,111 I►rts rtlurt v r4+1
tive ro notification. 1►t11►bc he:uv►g and aploval shall 104• fill- �-atne• as for a
conditional use Iwo -mil. V oll-etvn►g a 1lubbc hearing t lot- Comnisvit►u shall
approve or deny the lroposed rnwitfrrate►n, based on (he- firstlings re-
quired by this section feet- al►prseval by the Director etchwive -ef written
protest. (Orr1..•t 1.111f�1. ti. r. W: Orel 1194 (Y1-. i :Ire :1 , ;f l 16. ltr7. )
22.52.1177. RACOUETBALL AND TENNIS COURTS. Vvery ravolitethall•
tennis car reinsilar court hall proevttle 1 wee luarkng; .loaves I04•r courl in
addition to the Iturkinl; re•Iuirenlo sets for the re matroler of the- facili(y.
wool, X1.11161. Sew. .i7.)
22.52.1180. RESIDENTIAL USES: A. Every sitiviv- family residence.
two - family residence, apartment housr and other structnrr designed
for or intended to Ise usvol as a dwelling on a lot ter parcel of lanl having
an area of less than ome acre per -(welling unit shall have- automtlbile
parking as specified herein:
1. F.urh Mingle fato$11v rr,000lo -ewo•, 1 wee e•love►e.l •.1 eentlnr.l 11utmm4ol.iln
1►arkitolf oepue•ev joer 11we11eteK itself ( {-ech own fnnol% retul$•nrr, lone an11
one-half covered, plots -evil- half um•overed vtandard Ioarkse►K sputvw.
2. Each hwchelnr .oparl n►enl , tone covrreel parking vpaee I►e•r
dwelling unit. each effiru•m•y or one.lw•tlre.eom al►arlmrnt. -one :end --ow.
half eovertvl parking •$Icocev Iwo 4wellinK rant. :uul, each aloartnent
having two or more bedrooms, one and one -half covered. plus tone-half
uncovered parking spaces. in addition.' parki nit for apartment houses
shall comply with the following provisions:
(a) Parking spaces for apartment houses shall he stUndard size
unless compact size spaces are allowed by a parking permit apprtoved
pursuant to Part 7 of Chapter 22.%fi.
(b) Guest parking shall he provided for :JI apartment hmoswv
containing ten or more units at a ratio of one standard parking !,pace for
every four dwelling units. These spaces, which may be uncovered. shall
be designated, marked and used only for guest parking.
(c) At least one accessible parking space shall he assigned to
R. Where two spaces are required or reserved for a dwelli_ K ►nit
such spaces may he eeveloped in tandem. TTr minimum dimensions for
such tandem spaces are eight feet wide anti a total t$f 1fi feet It►ng f
standard spaces and seven and one -half feet wide and a total sef :u) f�
long for compact spaces.
7a spaces w tc are required to he covered shall he prr►-
vided in a garage, carport or other suitable structure located in a place
where the erection of such structures is permitted. Uncovered parking
spaces, in addition to those specifically allowed. by this section, may
be developed where specifically allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
D. Parking for senior citizen residences shall comply with the
provisions of Section 22.56.:M. (Ord- V- 11161. het• W. Ord. 1441. Ch 7.
Art. 3. 41- e7W13. 101,'7)
22.52.1200. SCHOOLS. A. Every httoleling tiNvd lot %%ht•le or m I$ort fq•r
an elementary scht►td having no grade ahove thr -s tth, shall hays-, within
500 feet thereof• one automobile parking pacp for each classr$04$m►.
B. Every other building used as a school autlit•►num .of a seheved in
which any pupil is in a grade higher than the sixth shall have, within
WO feet thereof. .one automobile parking pace for each rove per - %^A _
bared on the occupant tatted of the largest auditorium lor room used 1
public assembly, a1- determined by the County F.n¢►nrpr (nrri N? I$#,
let•. 57: Ocal. 14.W Ch i Art. 3. 4c. 111:'1 1!! 7 ►
2232.1205. SCRAP METAL PROCESSING. AUTOMOBILE DISMANTLING.
AND JUNK AND SALVAGE YARDS, A. The following requtrtgl parkins
spaces, and adequate access thereto, shall he maintained for each
yard; these requirements are in addition to those imposed by section
22.52.1140.
1. One parking space for each 7,000 square feet of yard area or
traction thereof, up to the fimt 02.000 square fpet.
2. One parking spare for each L41,/MM► tegwert• fr1•t ••f veonl arrw
or fraction therr.►f, in excess of 42.000 squarr fret,
3. Regardless of size of the yawl area. a minimum -If t hrer parking
spaces shall be provided.
43_-f i2, tea"
811tror fAks
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Sec 12210(d(Ctet1-- 1221MM UTICU 2 121
V pact care Every stall designed to accommodate compact can
shall be clearly marked u a compact stall. The minimum bay
widths required by P►rsgnph (bI of this Subdivisioo may be
reduced for bays or portions of bays cootalalog compact •taps,
provided that the net aisle width Is not reduced.
(d) Attended Commercial Parking Lot&. A public parking
area containing no required parking stalls and providing atten-
dants to park the vehicles at sJl times wbec Wd area U open
for use shall be designed In compliance with Parsgrsphs (e), (f),
(g), (1) and (kl of this Subdivision, but sbaJi hot be subject to
the requirements set forth In an)- other paragr►pb of this Sub-
division.
t,
(e) Driveway Locatiora Access driveways to every parking
area and garage shall be designed In accordance wltb Sections
12.100.1. 62.106 2. 12 IMJ and 62105 t of this Code, and It a manner
to provide the minimum practical interference with the use of
adjacent property and with pedestrian or vehieutar tmtfk.
Such driveways shall be located In accordance with a plan
approved by the Department of Building and Safety In the fol-
lowing Instance$:
(1) Oo a lot In a "P' (including any combitaUoh with an
or "R" tone) or `PB" Zone.
(2) For every parking area and garage having a capacity
of more than 21 automobiles or trucks.
The Department of Building and Safety shall disapprove
any plan which It determines falls to meet the sUzdards estab-
lished by this P► »graph.
(fj Drlcewa) Widtd. Ever)- access drivewa) shall be at
least nine feet In width in the "A ", `RE ", "RS ", "Rl ". `Rr and
`RW Zones. and 10 feet Ir. width In "RD" "R1' 'RC "RS"
`P. "PB ". "C" and "1d" Zones. provided however ever-, access
dr:vewi) serving a yarklnc area or garage having s capacity o!
more than U automobiles or tricks shall be at least 19 feet ie
width, or It lieu thereof there shall be two aeceas driveways at
lent 20 feet In width: teat provided further, however, at an access
drtvew ay serving at apartment house arected In the 'R2" Zone
shalt be at least 10 feet In Width t %mended by Ord No I44.M.
Lff. 1:11/711.)
rg) Drlvews) and Eamp Slopes. The slope V eery -drlve -
Way or ramp shall not exceed 20 percent, except that where
ar existing driveway being used for access Is required to be
modified because of a public Improvement project such grade
may exceed 20 percent, provided the design is approved by the
City Engineer.
Trar.altion slopes In drive %ays and ramps shat' be desigoed
to the standards established by the Superintendent of Building
and the Cu Engineer.
(Tandem FurkJng. Each required parking •tail within
a parkin shall be Individually and easily ac-
cessible, except that automobiles may be parking It tandem In
the following instances:
111 In a public garage or public parking area providing
attendants to park vehicles at all times said garage or area to
open for use.
a- -,gb (2) 10 a private garage or private parking area serving
u apartment house, apartment hotel, hotel, two-family dw•eliing
In an "RW" zone. two-famlty dwelling In an "RD ". 'R1 ", "R4' or
"RS" zone on a lot with a frontage of less than 40 feet, or mul-
Uple or group dwelling, where said tandem parking is not more
then two cars In depth, and provided that at feast one pwWag
stall per dwelling unit and all of the parking staffs required for
111ni',
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11
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Hotels #tels 1 space pc �,juest room plus 40%
1 space fo. each 100 sq.ft.
used for meetings and banquets.
Other uses such as bare and
restaurants shall provide parking
in conformance with the requirements
for Commercial Uses listed below.
Senior group housing 1 space per unit 404
s ace per 5 units
Senior group housing 0.5 space per unit 40%
that is dead restricted 1 guest space per 5 units
for low- moderate income -
levels.
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FIL �OPY
STAFF REPORT
PLANNING COMMISSION
DATE: OCTOBER 22, 1991
PROJECT: � RE 1L, 6Wj VARIANCE 91 -017
AND PLOT PLAN 91 -467 - DESERT VILLAS
APPLICANT: DESERT VILLAS, LIMITED
MR. RICHARD DARLING & MR. CRAIG BRYANT
ARCHITECT: GIORGIO DAllAN & ASSOCIATES, INC.; MR DAZZAN
CIVIL
ENGINEER: KEITH COMPANIES; MR. MIKE ROWE
PH -4
LANDSCAPE
ARCHITECT: RONALD GREGORY & ASSOCIATES; MR. RONALD GREGORY
OWNER: AMCOR REALTY FUND III, A CALIFORNIA LIMITED
PARTNERSHIP
REQUEST: CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A
CHANGE IN THE ZONING DESIGNATION FOR +4 ACRES OF
PROPERTY AT THE REAR OF THE PROJECT SITE FROM R -1
SINGLE FAMILY RESIDENTIAL TO R -2 MULTI- FAMILY
RESIDENTIAL (4 -8 DWELLING UNITS/ACRE) AND THE FRONT
PORTION FROM R -2 81000 TO R -2.
VARIANCE: THE APPLICANT IS REQUESTING A
REDUCTION OF THE PARKING STANDARDS BECAUSE THE
PROJECT WILL HOUSE SOME SENIOR RESIDENTS. THEY ARE
REQUESTING: TANDEM GARAGES, A REDUCED NUMBER OF
ON -SITE PARKING SPACES, AND PROPOSED UNIT SIZES
WHICH ARE LESS THAN REQUIRED BY THE ZONING CODE.
PLOT PLAN: TO DEVELOP A 109 UNIT SINGLE STORY
APARTMENT COMPLEX ON +9 ACRES OF LAND ON THE WEST
SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA
QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND
700 FEET NORTH OF CALLE TAMPICO.
THE PROJECT WILL BE A MARKET RATE APARTMENT COMPLEX
EXCEPT FOR 30% OF THE DEVELOPMENT WHICH WILL BE FOR
SENIOR ADULTS WITH VERY LOW AND LOWER INCOMES.
BONUS DENSITY: THE APPLICANT IS REQUESTING A DENSITY BONUS
FOR THEIR PROJECT BASED ON GOVERNMENT CODE
SECTION 65915 BECAUSE THE PROJECT WILL
INCLUDE PROVISIONS FOR AFFORDABLE HOUSING
UNITS.
EXISTING ZONING: R -1 SINGLE FAMILY RESIDENTIAL & R -2 8,000
MULTIPLE FAMILY RESIDENTIAL
a �
SURROUNDING ZONING
AND LAND USE: NORTH: R -3/R -2 8,000 14ULTI- FAMILY /R1 SINGLE
FAMILY LA QUINTA COUNTRY CLUB
(TENNIS RESORT)
SOUTH: C -P GENERAL COMMERCIAL; VACANT
(FUTURE RALPH'S SHOPPING CENTER)
EAST: SR SPECIAL RESIDENTIAL; SCATTERED
SINGLE FAMILY HOMES
WEST: R -3 MULTIPLE FAMILY RESIDENTIAL; LA
QUINTA COUNTRY CLUB (TENNIS RESORT)
DESCRIPTION
OF SITE: THE PROPOSED +9 ACRE SITE IS THE NORTHERLY HALF
OF A PORTION OF 3 TAX LOT (18.4 ACRES). THE LOT IS
FLAT AND UNDEVELOPED AT THIS TIME. THE PROPERTY
HAS +680 FEET OF FRONTAGE ALONG WASHINGTON AVENUE
AND IS 740 FEET IN DEPTH. THE SITE ELEVATION ALONG
WASHINGTON STREET IS APPROXIMATELY 60 FEET ABOVE
SEA LEVEL.
LOCATION: WEST SIDE OF WASHINGTON STREET AND SOUTH OF THE LA
QUINTA STORM CHANNEL AND +700 FEET NORTH OF CALLE
TAMPICO
ON -SITE PARKING: PROVIDED (134 COVERED /89 UNCOVERED) = 223*
REQUIRED (109 COVERED /127 UNCOVERED) = 236
* TOTAL INCLUDES TANDEM PARKING SPACES 6 DOES
NOT ACCOUNT FOR SENIOR PARKING STANDARDS
BACKGROUND:
The site is partially improved with street improvements along
Washington Street but the site does not have curb, gutter, and
sidewalk improvements at this time. A future raised median
island is proposed along the property frontage pursuant to the
City's adopted General Plan Circulation Element. The site will
be allowed left -turn access onto Washington Street from the
southerly side of the site pursuant to the past review /approval
of the Ralph's Shopping Center project. This common driveway
will be signalized.
SITE DESIGN:
The design concept uses a clustering of single story
residential units around a private courtyard and attached
covered parking. The clusters range from a grouping of 6 to 12
units. The units are primarily three bedroom (1,150 square
feet) but smaller units are proposed (two bedroom /2 bath at 900
square feet, one bedroom /l bath at 650 square feet and one
bedroom /l bath at 550 square feet). Each building group has a
pool area and /or private courtyard. The pools are
approximately 500 square feet in area and all have concrete
decking areas for lounging.
Also a community building
entry. A concrete tennis
courts are proposed in the
corner of the site.
MARKETING CONCEPT:
has been proposed at the main gated
court and 5 concrete shuffle board
retention basin at the southwest
Approximately 30% of the units will be for seniors of very low
to lower income based on Riverside County Housing Authority
demographic information. The units will remain affordable and
the Developer is presently working with the City's
Redevelopment Agency on this matter as of the writing of this
report. The preliminary rental rates will range from $400 to
$900 per month.
CIRCULATION /PA.RKING:
As mentioned above, the site has two points of access proposed
along Washington Street which is a divided major arterial
(120 -foot right -of -way). The main entry into the site is
located at the center of the property. The other entry is
located along the shared boundary of the site to the south with
the Ralph's Shopping Center project (Koenig Development). The
entry is to be signalized. The project will be a gated
community.
LANDSCAPING /SCREENING:
The landscape setback along the frontage of the site is
approximately 20 feet, and a meandering sidewalk is shown along
Washington Street. This sidewalk should be eight feet wide to
allow pedestrian and bikeway travel. Landscape planters are
interspersed throughout the site and a six foot wall will be
installed around the perimeter of the site for security
purposes. Decorative wall features are located at the main
gated entry.
ARCHITECTURAL DESIGN:
The proposed single story Mediterranean design is consistent
with the City's design guidelines (e.g..tile roof, rough stucco
exterior, and consistent with the design standards of a low
density condominium project, etc.) Planters are also
interspersed along •the pedestrian areas to add additional
character to the entry into the proposed facility.
A two story clubhouse for the residents is also proposed. The
design is consistent with the overall design theme for the
project.
f
VARIANCE REQUEST:
A. Parking Program
The Developer has requested that the Planning Commission and
City Council allow tandem covered parking spaces and, further,
a reduction in the number of required on -site parking spaces.
The Zoning Code presently requires 1.5 spaces per unit for one
bedroom unit and 2.5 spaces per unit for the multiple bedroom
units, and 2 spaces per unit for seniors. The Developer would
like to provide 141 covered spaces and +89 uncovered spaces.
Most of the proposed spaces seem td meet the minimum size
requirements. A revised project ratio of 2.0 spaces per unit
versus 2.16. The open parallel parking spaces should be
discouraged or enlarged to a minimum size of 9 -feet x 30 -feet.
Staff has researched the request of the Developer to have a
smaller number of parking spaces than required for the proposed
senior residents. Our research has shown that many of the
Southern California cities have a ratio of between .5 to 1.5
spaces per unit as a general requirement, plus additional space
requirements if communal eating facilities are proposed (e.g.
convalescent care, etc.).
With regard to the tandem space issue, the City has never had
this type of request before concerning residential or
commercial type project. Usually tandem spaces are permitted
if they are over and above the minimum number of spaces allowed
by the Off- Street Parking Code. The architect has indicated
that he has used this type of design before in the Los Angeles
area and he feels it is an acceptable program for multiple
family developments.
B. Unit Sizes:
The Developer has proposed units (approximately 30 %) which are
less than the minimum size allowed of 750 square feet. The
Developer's smallest unit is a one bedroom unit of
approximately 550 square feet. The Developer has indicated
that if he is allowed the smaller unit size, he will be able to
expand the projects marketability by reducing the rental
rates. This size unit is consistent with the normal size of a
standard urban rental unit for either a studio unit or one
bedroom unit, and it will be up to the Planning Commission and
City Council to permit this code deviation.
DESIGN REVIEW BOARD ACTION:
The Design Review Board met on October 2, 1991. Various issues
were discussed, one of which was the tandem parking request.
The Applicant has stated that the three bedroom units will have
two tandem spaces and the one and two bedroom units will have
one regular space each. Their assumption was that a married
couple would occupy the 3 bedroom units and have two vehicles
and that they would use whatever vehicle was parked closest to
the garage door at that moment.
STAFFRPT.057 /CS -4-
Another issue discussed was the closeness of the access
driveway on Washington Street just to the south of the bridge.
However, the project engineer stated it was 400 feet south of
the bridge and designed pursuant to both City and Caltrans sight
standards. Mr. Rowe stated that the bridge is only 2 lanes at
this time, and their project will widen Washington Street to
three lanes west of the street centerline. Therefore, an
additional travel lane will be available in front of their
project for deceleration purposes. Mr. Rowe of The Keith
Companies stated traffic safety will not be hindered by a right
turn /left turn access driveway.
In conclusion, the Design Review Board felt the project
representatives had proposed a well designed project which
would be appropriate for this area of the City. The following
conditions were recommended by the Design Review Board:
1. The landscape program for Washington Street shall include
a variation of planting materials, such as: palm trees,
accent shade trees, lawn, shrubs, and groundcover.
Uplighted trees or palms should be considered along
Washington Street. Incandescent light fixtures will be
required (less than 160 watt). The final landscape plan
should be reviewed by the Design Review Board during plan
check.
2. The proposed on -site retention areas shall be landscaped
with material which will support growth even though the
areas are accepting water run -off from paved surfaces.
3. A meandering eight foot wide sidewalk shall be installed
on Washington Street along the frontage of the site.
4. Any proposed parking lot lighting plan shall be reviewed
by the Design Review Board prior to building plan check.
A photometric study should be developed with analysis the
lighting pattern on the project and meets the City's
Lighting Ordinance provisions as explained in Chapter
9.210. The height of the light poles should not exceed
10 feet in height, and the lighting contractor should try
to reduce this height if physically possible during
review of the project.
5. The developer shall contribute to the landscaping and /or
hardscape program of the proposed traffic median on
Washington Street.
6. The perimeter wall shall be six feet high as measured
from adjoining grade height and the wall shall be
stuccoed to match the building complex.
7. Pedestrian access shall be provided between this project
and the future shopping center to the south. A
pedestrian gate should be installed along the south
property line where appropriate.
STAFFRPT.057 /CS -5-
8. The recreation facilities in the rear portion of the site
shall be designed to account for periodic stormwater
flows since the area will be used for water retention
purposes. Passive outdoor equipment should be examined
and the on -site recreational facilities should be
approved by the Design Review Board and Planning
Commission during final plan review.
9. All units shall be designed for handicap accessibility
and include provisions for hardware installation at a
later time when the unit is rented to a handicap
individual. The California State Statutes shall apply.
10. All dwelling units along Washington Street shall be a
minimum of 30 feet from the property line. The
measurement should be to the edge of any building
exclusive of building patios or eave overhangs.
11. An on -site manager's unit shall be provided to assist the
residents in their day -to -day management needs.
12. The open parking spaces shall be 9 -feet by 18 -feet.
13. The pools should be handicap accessible and meet all the
requirements of the Building Department and the State of
California.
14. The distance between independent building clusters shall
be a minimum 10 -feet as required in Chapter 9.44.100 (R2
Code).
15. All end parallel parking spaces shall be 9 -feet x 30 -feet
and the interior spaces should be 9 -feet x 24 -feet. The
spaces shall not be used if they are abutting 90- degree
parking spaces or it they might interfere with on -site
traffic movement (e.g. the recreation building).
BONUS DENSITY:
The Developer has requested additional apartment units over and
above the R -2 Zone District standards and General Plan
density. The maximum yield under the R -2 provisions would be
72 units, but the Applicant is desirous to have 35 extra units
for this project because the project will have affordable
units. State Government Code (Section 65915) requires local
governments to exceed the Zone Code standards if the project is
restricted to persons for families with incomes below the
median for this area and the units shall remain affordable for
a specified time frame (e.g. 30 years). If these provisions
can be met, the City must grant a density increase, which shall
not exceed 258. The Applicant is requesting the maximum_
allowed. The stipulation that these units be rented to seniors
has been required by the La Quinta Redevelopment Agency.
PROJECT UPDATE:
As of the writing of this report, the-La Quinta Redevelopment
Agency and the Developer had not reached an agreement regarding
the development of the property nor the City's participation in
project (i.e. off -site improvements) through an Owners
Participation Agreement or whether the project would be
strictly a senior project or a senior /market rate project.
Staff recommends that the Planning Commission only allow a
variance for the dwelling unit sizes for the senior units but
not for any other non - senior units. We believe this because
unit size reduction would give the Developer an unfair market
advantage over other builders who might choose to construct
market rate apartment units in the City. The justification for
the variance can be made as required by the Municipal Zoning
Code. The parking issue is another matter because seniors need
facilities which are convenient and close to where they
reside. The proposed tandem parking arrangement is something
which would lend itself to senior needs because the covered
spaces abut the unit or complex it serves. And some units
could be designed to have pedestrian access from the garage
into the unit. Generally, garage access is allowed into a
residential unit if the entry enters into a non - sleeping area
(e.g. kitchen) and the access door is both fire rated and
includes a self- closing hardware. Staff would encourage the
designer to examine unit access from inside the garage, if
possible, provided building safety standards can be met.
CHANGE OF ZONE REQUEST:
The Change of Zone request from R -1 to R -2 is consistent with
the City's long range General Plan document which depicts this
area as an area Medium Density (4 -8 Dwelling Units /Acre).
Another reason to approve the change is: 1) the development is
in the downtown area and medium density projects should be
encouraged to provide housing for this future employment area,
2) the property is serviced by public transportation, and 3)
the goals of the City's General Plan Housing Element will be
met (in part).
CONCLUSION:
The project has been designed to encourage tenant interaction
at the courtyards internal to each building cluster. The
spaces are inviting but yet sheltered from vehicular traffic.
Passive recreation has also been encouraged. The only negative
comment our Department would have is that it would have been
nice to have limited the amount of paving used for parking
areas to a perimeter scheme which would have allowed a larger
centralizing greenbelt in the center of the project, abutting
the Recreation Building. However, in order to do this the
Developer would have had to involve a two story plan as well,
which is not conducive to senior living standards.
RECOMMENDATION:
1. That the Planning Commission adopt. Resolution 91-
recommending to City Council approval of Change of Zone
91 -066, from R -1 Single Family Residential and R -2
( *8,000) Multiple Family Residential to R -2 Multiple
Family Residential.
2. That the Planning Commission adopt Planning Commission
Resolution 91- , approving Variance 91 -017, subject to
the conditions contained herein.
3. Staff also recommends that the Planning Commission
approve Plot Plan 91 -467, subject to the attached
conditions.
Attachments: 1.
2.
3.
4.
5.
6.
7.
B.
Location Map
Senior Survey
Environmental Assessment 91 -212
Agency comments
Plan Exhibits
Draft PC Resolution regarding CZ 91 -066
Draft PC Resolution regarding VAR 91 -017
Draft Conditions of approval regarding PP
91 -467
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA,
AMENDING THE OFFICIAL ZONING MAP OF
THE CITY, BY REZONING CERTAIN
PROPERTY REFERRED TO IN CHANGE OF
ZONE 91 -066 AND CONFIRMING THE
ENVIRONMENTAL DETERMINATION
CASE NO. CZ 91 -066 - DESERT VILLAS, LTD.
The City Council of the City of La Quinta does ordain as follows:
SECTION 1. Section 4.1 of Riverside County Ordinance No. 348 (which was
adopted by reference by this City Council by Ordinance 5, operative August 29,
1982) and La Quinta District Official Zoning Plan Map 14, as amended, are further
amended by rezoning from R -1 Single Family Residential and R -2* 8, 000 Multi - Family
Residential to R -2 Multi - Family Residential, the parcel shown and depicted for such
rezoning on the map which is attached to and made a part of this Ordinance, and
which attached map is labeled Exhibit "A ", Change of Zone 91 -066.
SECTION 2. ENVIRONMENTAL. The Change of Zone has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (as amended and adopted in City Council Resolution 85 -68), in that the
Planning Director conducted an initial study and has determined that the proposed
Change of Zone will not have a significant adverse impact on the environment.
SECTION 3. EFFECTIVE DATE. This Ordinance shall be in full force and
effect thirty (30) days after its adoption.
SECTION 4. POSTING. The City Clerk shall, within 15 days after passage
of this Ordinance, cause it to be posted in at least three public places designated by
resolution of the City Council; shall certify to the adoption and posting of this
Ordinance; and shall cause this Ordinance and its certification, together with proof
of posting, to be entered into the Book of Ordinances of this City.
The foregoing Ordinance was approved and adopted at a meeting of the City
Council held on this day of , 1991, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ORDDRFT.010
ATTEST:
JOHN J. PENA, Mayor
City of La Quinta, California
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
DAWN HONEYWELL, City Attorney
City of La Quinta, California
0 PC
'00-tA
1
VACANT
R -3
ZONING
R -2
ZONING O�,F
I�
A
735 499'
C -P ZONING
(CZ 91 -063)
PORTION OF APN: 769 -030 -032
wommmmmm
CASE MAP
CASE Na EXHIBIT A
CHANGE OF ZONE 91 -066, DESERT VILLAS
WASHINGTON
STREET
BRIDGE
S -R
ZONING
SINGLE FAMILY
o
a
i
_
POSED ZONING: R2.
PROPOSED ZONING:
R2
TIPLE FAMILY
[RESIDENTIAL
MULTIPLE FAMILY
IDENTIAL
RESIDENTIAL
STING ZONING: R -1
EXISTING ZONING:
R2*
GLE FAMILY
(8,000) MULTIPLE
_FAMILY RESIDENTIAL
I�
A
735 499'
C -P ZONING
(CZ 91 -063)
PORTION OF APN: 769 -030 -032
wommmmmm
CASE MAP
CASE Na EXHIBIT A
CHANGE OF ZONE 91 -066, DESERT VILLAS
WASHINGTON
STREET
BRIDGE
S -R
ZONING
SINGLE FAMILY
PLANNING COMMISSION RESOLUTION 91 -048
CONDITIONS OF APPROVAL - APPROVED
VARIANCE 91 -017 - DESERT VILLAS, LTD.
CONDITIONS:
1. Senior apartment units within the project will be allowed to have dwelling unit
sizes less than 750 square feet but in no case less than 550 square feet. The
units shall be rented to low and very low income seniors for permanent
housing. The units shall not be rented as second homes. A deed restriction
shall be recorded against the property describing this requirement.
2. The approval shall remain active as long as Plot Plan 91 -467 is in effect.
3. The tandem parking garages shall have internal access provided from inside
the garage to the inside of the dwelling unit without having to go outside,
provided the Uniform Building Code provisions can be maintained.
4. All senior apartment units required by the City shall maintain a parking ratio
of one on -site covered garage space per unit plus 0.5 space per unit open
guest parking.
5. Approval of the Variance is subject to approval of Change of Zone 91 -066 and
Plot Plan 91 -467.
RESOPC.054 3
CONDITIONS OF APPROVAL
PLOT PLAN 91 -467 - APPROVED
OCTOBER 22, 1991
DESERT VILLAS, LTD.
GENERAL
1. The development of the property shall be generally be in conformance with the
exhibits contained in the file for PP 91 -467, unless amended otherwise by the
following conditions.
2. The approved plot plan shall be used within one year of the final approval
date; otherwise it shall become null and void and of no effect whatsoever. "Be
used" means the beginning of substantial construction which is contemplated
by this approval, not including grading which is begun within the one year
period and is thereafter diligently pursued until completion. A one year time
extension may be requested as permitted by Municipal Code.
3. Approval of this plot plan shall be subject to final approval of Change of Zone
91 -066 and Variance 91-017.
4. There shall be no outdoor storage of boats, trailers, or RV's without specific
approval of the Planning Commission.
5. All exterior lighting shall be shielded and directed so as not to shine directly
on surrounding adjoining properties or public rights -of -way. Light standard
type with recessed light source shall also be reviewed and approved by the
Planning Director. Exterior lighting shall comply with Outdoor Light Control
Ordinance and off - street parking requirements.
6. Adequate decorative trash enclosures shall be provided for all structures
designed with pedestrian access that does not require opening the doors, and
provided with opaque metal doors. Plans for trash enclosures to be reviewed
and approved by the Planning Director prior to issuance of a building permit.
Applicant shall contact local waste management company to insure that
enclosure size and location is adequate.
7. If a phasing plan is proposed, the phasing plan shall be approved by the
Planning and Development Director.
8. Handicapped parking spaces and facilities shall be provided per Municipal
Code and State requirements.
9. As required by the General Plan, Applicant shall provide noise study by
qualified engineer prior to issuance of grading permit, to determine impacts
on surrounding residential zones and uses. The noise study shall suggest
mitigation measures which the City can require concerning the development
of the site.
CONAPRVL.036
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
10. Landscaping planters along the perimeter of the site shall be provided at
maximum width possible with all unusable areas adjacent to property lines
provided in landscaping.
11.. The project shall comply with applicable Arts in Public Places Ordinance.
12. The City shall retain a qualified archaeologist, with the Developer to pay
costs, to prepare a mitigation and monitoring plan for artifact location and
recovery. Prior to archaeological studies for this site as well as other
unrecorded information, shall be analyzed prior to the preparation of the
plan.
The plan shall be submitted to the Coachella Valley Archaeological Society
(CVAS) for a two -week review and comment period. At a minimum, the plan
shall: 1) identify the means for digging test pits; 2) allow sharing the
information with the CVAS; and 3) provide for further testing if the
preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department
for final review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained
a qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant (s) /representative(s), shall be
submitted to the Planning and Development Department. The list shall provide
the current address and phone number for each monitor. The designated
monitors may be changed from time to time, but no such change shall be
effective unless served by registered or certified mail on the Planning and
Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
remains, there shall be no further grading, excavation or disturbance of the
site or any nearby areas reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Planning and Development Department.
13. Prior to issuance of a building permit for construction of any building or use
contemplated by this use, the Applicant shall obtain permits or clearances
from the following agencies:
CONAPRVL.036
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
o City Fire Marshal
o City of La Quinta Public Works Department
o City of La Quinta Planning & Development Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o United States Postal Service
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building Department at the time of application for a
building permit for the proposed project.
14. Provisions shall be made to comply with the terms and requirements of the City
adopted infrastructure fee program in affect at the time of issuance of
building permits.
15. Final landscaping plans shall include approval stamps and signatures from the
Riverside County Agricultural Commissioners office and Coachella Valley Water
District.
16. A bus waiting shelter and bus turn -out shall be provided as requested by
Sunline Transit on the Washington Street when street improvements are
installed.
17. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire site which shall be for the purpose of wind and erosion and dust
control. The land owner shall institute blow sand and dust control measures
during grading and site development. These shall include but not be limited
to: a.) use of irrigation during construction and grading activities; b.)
areas not constructed on during first phase shall be planted in temporary
ground cover or wildflowers and provided with temporary irrigation system;
and c.) provision of wind breaks or wind rolls, fencing, and or landscaping
to reduce the effects upon adjacent properties and property owners. The
landowner shall comply with requirements of the Directors of Public Works and
Planning and Development. All construction and graded areas shall be
watered at least twice daily while being used to prevent emission of dust and
blow sand.
18. Construction shall comply with all local and State Building Code requirements
in affect at time of issuance of building permit as determined by the Building
Official.
19. Prior to issuance of a grading permit, the Applicant shall prepare and submit
a written report to the Planning and Development Director demonstrating
compliance with those conditions of approval which must be satisfied prior to
issuance of a building permit. Prior to a final building inspection approval,
the Applicant shall prepare and submit a written report demonstrating
CONAPRVL.036
conditions of Approval
Plot Plan 91 -467
October 22, 1991
compliance with all remaining conditions of approval and mitigation measures.
The Planning and Development Director may require inspection or other
monitoring to assure such compliance.
20. A parking lot striping plan including directional arrows, stop signs, no
parking areas, and parking spaces shall be approved by Planning and
Development and Engineering Departments prior to issuance of a building
permit.
21. That all conditions of the Design Review Board shall be complied with as
follows:
A. The landscape program for Washington Street shall include a variation
of planting material such as Palm trees, accent shade trees, lawn,
shrubs, and groundcover. Uplighted trees or palms should be
considered along Washington Street. Incandescent light fixtures will be
required (less than 160 watt). The final landscape plan should be
reviewed by the Design Review Board during plan check.
B. The proposed retention areas on -site shall be landscaped with materials
which will support growth even though they are accepting water run-
off from paved surfaces.
C . A meandering eight foot wide sidewalk shall be installed on Washington
Street along the frontage of the site.
D. Any proposed parking lot lighting plan shall be reviewed by the Design
Review Board prior to building plan check. A photometric study shall
be developed which analyzes the lighting pattern on the project and
meets the City's Lighting Ordinance provisions as explained in Chapter
9.210 and 9.160 (Off - Street Parking) . The height of the light poles
shall not exceed 10 feet in height.
E. The Developer shall contribute to the landscape and /or hardscape
program of the future median island on Washington Street.
F. The perimeter wall shall be six feet high as measured from adjoining
grade height and the wall shall be stuccoed to match the building
complex
G . Pedestrian access shall be provided between this project and the future
shopping center to the south. A pedestrian gate shall be installed
along the south property line where appropriate.
CONAPRVL.036 4
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
H . The recreation facilities in the rear portion of the site shall be designed
to account for periodic stormwater flows since the area will be used for
water retention purposes. Passive outdoor equipment shall be examined
and the on -site recreational facilities shall be approved by the Design
Review Board and Planning Commission during final plan review.
I. All units shall be designed for handicap accessibility and include
provisions for hardware installation at a later time when the unit is
rented to a handicap individual. The California State and Federal
statutes shall apply.
J. All dwelling units along Washington Street shall be a minimum 30 feet
from the property line. The measurement shall be to the edge of any
building exclusive of building patios or eave overhangs.
K . An on -site manager's unit shall be provided to assist the residents in
their day -to -day management needs.
L. The perpendicular open parking spaces shall be 9 -feet by 18 -feet.
M. The pools shall be handicap accessible and meet all the requirements of
the Building Department and the State of California.
N. The distance between independent building clusters shall be a minimum
10 -feet as required in Chapter 9.44. 100 (R2 Code) .
O. All end space parallel parking spaces should be 9 -feet X 30 -feet and the
interior spaces should be 9 -feet X 24 -feet. The parallel spaces shall
not be used abutting 90- degree parking spaces or if they interfere with
on -site traffic movement (e.g. , the recreation building) .
CITY FIRE MARSHAL
22. Provide a combination of on -site and off -site Super fire hydrants (6" X 4" X
2-1/21' X 2-1/2") on a looped system, located not less than 25 feet or more than
165 feet from any portion of the building(s) as measured along approved
vehicular travelways . The water mains shall be capable of providing a
potential fire flow of 2500 gpm and an actual fire flow available from any one
hydrant shall be 1500 gpm for a two hours at 29 psi residual operating
pressure. The required fire now must be available before any combustible
material is placed on the job site.
23. Prior to issuance of a building permit, Applicant/ Developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review /approval. Plans shall conform to the fire hydrant types, location and
spacing and the system shall meet the fire flow requirements. Plans shall be
signed /approved by a registered civil engineer with the following
certification: "I certify that the design of the water system is in accordance
CONAPRVL.036 5
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Conditions of Approval
Plot Plan 91 -467
October 22, 1991
with the requirements prescribed by the Riverside County Fire Department."
Plans shall also be signed by the local water company.
24. Install a complete fire sprinkler system per NFPA 13D. System plans must be
submitted with a plan check/ inspection fee to the Fire Department for review.
A statement that the building(s) will be automatically fire sprinklers must be
included on the title page of the building plans.
25. Install'portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper
placement of equipment.
26. Directory display boards will be required adjacent to each roadway access to
the development. These shall be an illuminated diagrammatic representation
of the actual layout which shows name of complex, all streets, building
designators, unit numbers and fire hydrant locations within the complex.
These directories shall be a minimum 4' X 4' in dimension. Addressing of
buildings and units Shall conform to the Riverside County Addressing Policy.
Additional information and details may be obtained by contacting the Fire
Department Planning and Engineering Staff.
27. Gates installed to restrict access shall be power operated and equipped with
a Fire Department override system. Improvement plans for the entry street
and gates shall be submitted to the Fire Department for review /approval prior
to installation.
ENGINEERING DEPARTMENT:
28. The Applicant shall vacate vehicle access rights to Washington Street from the
site excluding the two points of access as noted on the site plan.
29. The Applicant shall provide a fully improved landscaped setback lot of noted
width adjacent to the following street right -of- way(s) :
A. Washington Street, 20 feet wide.
30. Landscape and irrigation plans for the landscaped lots) shall be prepared in
conformance with the requirements of the Planning Director, and City
Engineer, and approved by same officials prior to construction.
31. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and on -site common area improvements
before the issuance of a site grading permit. Applicant shall pay cash, in lieu
of and equivalent to the respective construction cost, for those improvements
which involve fair -share responsibility that must be deferred until the full
complement of funding is available. Payment of cash in lieu of construction
may be deferred to a future date mutually agreed by the Applicant and City
Engineer, provided security for said future payment is posted by Applicant.
CONAPRVL.036 6
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M
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
32. The on -site grading plan shall be prepared by a register civil engineer and
approved by the City Engineer prior to issuance of the grading permit.
33. The Applicant shall retain a California registered civil engineer, or designate
one who is on the Applicant's staff, to exercise sufficient supervision and
quality control during grading of the site and construction of the
improvements to insure compliance with the plans, specifications, applicable
codes, and ordinances. The engineer retained or designated by the Applicant
and charged with the compliance responsibility shall make the following
certifications upon completion of construction:
A. All grading and improvements were properly monitored by qualified
personnel during construction for compliance with the plans,
specifications, applicable codes, and ordinances and thereby certify the
grading to be in full compliance with those documents.
B . The finished building pad elevations conform with the approved grading
plans.
34. Storm water run -off produced in 24 hours by a 100 year storm shall be
retained on site in landscaped retention basin(s) designed for a maximum
water depth not to exceed six feet. The basin slopes shall not exceed 3:1.
The percolation rate shall be considered to be zero inches per hour unless the
Applicant provides site - specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
35. Applicant shall install a nuisance water percolation facility in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer. The facility shall be sized to percolate 160 gallons per day per 5000
s . f . of landscaping.
36. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and /or the engineering geologist must certify to the adequacy of the grading
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
37. The Applicant shall participate in the cost of the designing and installing off -
site improvements as defined in the Owner Participation Agreement that the
Applicant enters into with the City.
CONAPRVL.036
v � -
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
38. The Applicant shall provide a blanket easement that covers the entire
landscaped setback lots for the purpose of a meandering public sidewalk.
39. The Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
40. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on -site, shall be installed in underground
facilities.
41. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by the Applicant shall provide certified reports of soil compaction
tests for review by the City Engineer.
42. The site shall be graded in a manner that permits storm flow in excess of the
retention basin capacity, caused by a storm event greater than the 100 year
24 hour event, to flow out of the tract through a designated emergency
overflow outlet and into the historic drainage relief route. Similarly, the tract
shall be graded in a manner that anticipates receiving storm flow from
adjoining property at locations that have historically received flow for those
occasions when a storm greater than the 100 year 24 hour event occurs.
43. The Applicant shall pay all fees charged by the City as required for
processing, plan checking and construction inspection. The fee amount(s)
shall be those which are in effect at the time the work is undertaken and
accomplished by the City.
SPECIAL
44. The Environmental Fees of the State Fish and Game Department and the
County of Riverside shall be paid within 24 hours after review of the proposed
by the Planning Commission and /or City Council.
45. The final working drawings shall be reviewed by the Design Review Board and
Planning Commission prior to building permit issuance. Said plans shall
include building, landscaping, irrigations, signing, addressing, street,
mechanical, lighting, utility plans, perimeter masonry walls, and materials.
46. All required improvements shall be completed prior to site occupancy of the
proposed development.
47. At least 30 percent of the apartment units shall be for seniors. The minimum
age shall be 55 years or older. Prior to issuance of a building permit-program
per State and local requirements shall be approved to the satisfaction of the
City.
CONAPRVL.036 8
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4 t:
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
48. The requirements of the Off - Street Parking Ordinance shall be met as defined
in Chapter 9.160 of the La Quinta Municipal Code unless modified by Variance
91 -017.
49. No roof mounted mechanical equipment shall be permitted unless screened from
view by a building parapet wall or other architectural material.
50. Reciprocal access agreements shall be prepared and approved by the City
Engineering and Director of Planning and Development which secures common
on -site access systems between the property and the abutting property to the
south.
51. Ten or twenty percent of the apartment units shall be used by either very low
or low income families respectively as required by Government Code Section
65915. The units shall be guaranteed to remain affordable for a minimum of 30
years, pursuant to contractual arrangements approved by either the La
Quinta Redevelopment Agency or City Council, prior to issuance of a building
permit.
52. The minimum apartment unit size shall be 750 square feet as required by
Chapter 9.156.040 of the La Quinta Municipal Code unless modified by
Variance 91 -017.
53. The requirements of the Building and Safety Department as addressed in their
October 10, 1991, memo shall be met.
54. An on -site permanent restroom shall be provided and open during daylight
hours for use by gardeners and other maintenance workers.
55. Approval of this Plot Plan subject to an Owner Participation Agreement (OPA)
being signed by the Developer and the City of La Quinta.
56. A lot merger application shall be completed prior to building permit issuance.
57. All mitigation measures of Environmental Assessment 91- 212 shall be met.
CONAPRVL.036
9
M-0
CITY OF LA )DINT
CITY COUNCIL
OF
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta City Council
will hold a PUBLIC HEARING on November 19, 1991, at 7:00 p.m.
in the La Quinta City Hall Council Chambers, 78 -105 Calle
Estado, on the following item:
ITEM: PLOT PLAN 91 -467, CHANGE OF ZONE 91 -066
& VARIANCE 91 -017
APPLICANT: DESERT VILLAS, LTD.
LOCATION: WEST SIDE OF WASHINGTON STREET,
SOUTH OF THE LA QUINTA CHANNEL,
600 -FEET NORTH OF CALLE TAMPICO.
REQUEST: TO DEVELOP A 109 UNIT RENTAL
COMPLEX (SINGLE STORY) ON +9
ACRES OF LAND ZONED R1 AND R2.
THE APPLICANT IS REQUESTING THE
REDESIGNATION OF A PORTION OF THE
PROPERTY FROM R1 TO R2 AND A
VARIANCE APPLICATION BECAUSE
THEY CANNOT MEET SOME OF THE
OFF-STREET PARKING STANDARDS AND
SOME OF THE APARTMENT UNIT SIZES
ARE SMALLER THAN PERMITTED.
LEGAL: APN 769 - 030 -032 (NORTH PORTION)
SOUTH HALF OF NORTHWEST SECTION 6,
T6S, R7E
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Calle Tampico'
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The La Quinta Planning and Development Department has completed
an Environmental Assessment on the project. Based upon this
assessment, the proposal will not have a significant adverse
effect on the environment; therefore, a Negative Declaration
has been prepared. 'The La Quinta City Council will consider
the adoption of the Negative Declaration along with the
proposals at the Hearing.
Any person may submit written comments on the cases to the
Planning and Development Department prior to the Hearing and /or
may appear and be heard in support of or opposition to the
adoption of the Negative Declaration and /or the other cited
cases at the time of the Hearing. If you challenge the
decision of these cases in court, you may be limited to raising
only those issues that you or.someone else raised either at the
Public Hearing or in written correspondence delivered to the
Planning and Development Department at, or prior to, the Public
Hearing. The development proposals may be viewed by the public
Monday through Friday from 8:00 a.m. until 5:00 p.m. at the
Planning and Development Department, La Quinta City Hall,
78 -099 Calle Estado, La Quinta, California.
---------------------------------------------------------- - - - - --
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STAFF REPORT
PLANNING COMMISSION
DATE: OCTOBER 22, 1991
PROJECT: CHANGE OF ZONE_'9.1 -066; VARIANCE 91 -017
AND\PI T PLAN 91-_4_67')- DESERT VILLAS
APPLICANT: DESERT VILLAS, LIMITED
MR. RICHARD DARLING & MR. CRAIG BRYANT
ARCHITECT: GIORGIO DAZZAN & ASSOCIATES, INC.; MR DAZZAN
CIVIL
ENGINEER: KEITH COMPANIES; MR. MIKE ROWE
PH -4
LANDSCAPE
ARCHITECT: RONALD GREGORY & ASSOCIATES; MR. RONALD GREGORY
OWNER: AMCOR REALTY FUND III, A CALIFORNIA LIMITED
PARTNERSHIP
REQUEST: CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A
CHANGE IN THE ZONING DESIGNATION FOR +4 ACRES OF
PROPERTY AT THE REAR OF THE PROJECT SITE FROM R -1
SINGLE FAMILY RESIDENTIAL TO R -2 MULTI- FAMILY
RESIDENTIAL (4 -8 DWELLING UNITS /ACRE) AND THE FRONT
PORTION FROM R -2 8,000 TO R -2.
VARIANCE: THE APPLICANT IS REQUESTING A
REDUCTION OF THE PARKING STANDARDS BECAUSE THE
PROJECT WILL HOUSE SOME SENIOR RESIDENTS. THEY ARE
REQUESTING: TANDEM GARAGES, A REDUCED NUMBER OF
ON -SITE PARKING SPACES, AND PROPOSED UNIT SIZES
WHICH ARE LESS THAN REQUIRED BY THE ZONING CODE.
PLOT PLAN: TO DEVELOP A 109 UNIT SINGLE STORY
APARTMENT COMPLEX ON +9 ACRES OF LAND ON THE WEST
SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA
QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND
700 FEET NORTH OF CALLE TAMPICO.
THE PROJECT WILL BE A MARKET RATE APARTMENT COMPLEX
EXCEPT FOR 30% OF THE DEVELOPMENT WHICH WILL BE FOR
SENIOR ADULTS WITH VERY LOW AND LOWER INCOMES.
BONUS DENSITY: THE APPLICANT IS REQUESTING A DENSITY BONUS
FOR THEIR PROJECT BASED ON GOVERNMENT CODE
SECTION 65915 BECAUSE THE PROJECT WILL
INCLUDE PROVISIONS FOR AFFORDABLE HOUSING
UNITS.
EXISTING ZONING: R -1 SINGLE FAMILY RESIDENTIAL & R -2 8,000
MULTIPLE FAMILY RESIDENTIAL
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SURROUNDING ZONING
AND LAND USE: NORTH: R -3/R -2 8,000 MULTI- FAMILY /R1 SINGLE
FAMILY; LA QUINTA COUNTRY CLUB
(TENNIS RESORT)
SOUTH: C -P GENERAL COMMERCIAL; VACANT
(FUTURE RALPH'S SHOPPING CENTER)
EAST: SR SPECIAL RESIDENTIAL; SCATTERED
SINGLE FAMILY HOMES
WEST: R -3 MULTIPLE FAMILY RESIDENTIAL; LA
QUINTA COUNTRY CLUB (TENNIS RESORT)
DESCRIPTION
OF SITE: THE PROPOSED +9 ACRE SITE IS THE NORTHERLY HALF
OF A PORTION OF 3 TAX LOT (18.4 ACRES). THE LOT IS
FLAT AND UNDEVELOPED AT THIS TIME. THE PROPERTY
HAS +680 FEET OF FRONTAGE ALONG WASHINGTON AVENUE
AND IS 740 FEET IN DEPTH: THE SITE ELEVATION ALONG
WASHINGTON STREET IS APPROXIMATELY 60 FEET ABOVE
SEA LEVEL.
c
LOCATION: WEST SIDE OF WASHINGTON STREET AND SOUTH OF THE LA
QUINTA STORM CHANNEL AND +700 FEET NORTH OF CALLE
TAMPICO
ON -SITE PARKING: PROVIDED (134 COVERED/ 89 UNCOVERED) = 223*
REQUIRED (109 COVERED /127 UNCOVERED) = 236
* TOTAL INCLUDES TANDEM PARKING SPACES & DOES
NOT ACCOUNT FOR SENIOR PARKING STANDARDS
BACKGROUND:
The site is partially improved with street improvements along
Washington Street but the site does not have curb, gutter, and
sidewalk improvements at this time. A future raised median
island is proposed along the property frontage pursuant to the
City's adopted General Plan Circulation Element. The site will
be allowed left -turn access onto Washington Street from the
southerly side of the site pursuant to the past review /approval
of the Ralph's Shopping Center project. This common driveway
will be signalized.
SITE DESIGN:
The design conc
residential unit
covered parking.
units. The units
feet) but smaller
square feet, one
bed *room /1 bath at
pool area and /o
approximately 500
decking areas for
STAFFRPT,057 /CS
ept uses a clustering of single story
s around a private courtyard and attached
The clusters range from a grouping of 6 to 12
are primarily three bedroom (1,150 square
units are proposed (two bedroom /2 bath at 900
bedroom /l bath at 650 square feet and one
550 square feet). Each building group has a
r private courtyard. The pools are
square feet in area and all have concrete
lounging.
-2-
• 002
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Also a community building has been proposed at the main gated
entry. A concrete tennis court and 5 concrete shuffle board
courts are proposed in the retention basin at the southwest
corner of the site.
MARKETING CONCEPT:
_ Approximately 30% of the units will be for seniors of very low
to lower income based on Riverside County Housing Authority
demographic information. The units will remain affordable and
the Developer is presently working with the City's
Redevelopment Agency on this matter as of the writing of this
report. The preliminary rental rates will range from $400 to
$900 per month.
CIRCULATION /PARKING:
As mentioned above, the site has two points of access proposed
along Washington Street which is a divided major arterial
(120 -foot right -of -way). The main entry into the site is
located at the center of the property. The other entry is
located along the shared boundary of the site to the south with
the Ralph's Shopping Center project (Koenig Development). The
entry is to be signalized. The project will be a gated
community.
LANDSCAPING /SCREENING:
The landscape setback along the frontage of the site is
approximately 20 feet, and a meandering sidewalk is shown along
Washington Street. This sidewalk should be eight feet wide to
allow pedestrian and bikeway travel. Landscape planters are
interspersed throughout the site and a six foot wall will be
installed around the perimeter of the site for security
purposes. Decorative wall features are located at the main
gated entry.
ARCHITECTURAL DESIGN:
The proposed single story Mediterranean design is consistent
with the City's design guidelines (e.g. the roof, rough stucco
exterior, and consistent with the design standards of a low
density condominium project, etc.) Planters are also
interspersed along •the pedestrian areas to add additional
character to the entry into the proposed facility.
A two story clubhouse for the residents is also proposed. The
design is consistent with the overall design theme for the
project.
L, 003
STAFFRPT.057 /CS -3-
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8. The recreation facilities in the rear portion of the site
shall be designed to account for periodic stormwater
flows since the area will be used for water retention
purposes. Passive outdoor equipment should be examined
and the on -site recreational facilities should be
approved by the Design Review Board and Planning
Commission during final plan review.
9. All units shall be designed for handicap accessibility
and include provisions for hardware installation at a
later time when the unit is rented. to a• handicap
individual. The California State Statutes shall apply.
10. All dwelling units along Washington Street shall be a
minimum of 30 feet from the property line. The
measurement should be to the edge of any building
exclusive of building patios or eave overhangs.
11. An on -site manager's unit shall be provided to assist the
residents in their day -to -day management needs.
12. The open parking spaces shall be 9 -feet by 18 -feet.
13. The pools should be handicap accessible and meet all the
requirements of.the Building Department and the State of
California.
14. The distance between independent building clusters shall
be a minimum 10 -feet as required in Chapter 9.44.100 (R2
Code).
15. All end parallel parking spaces shall be 9 -feet x 30 -feet
and the interior spaces should be 9 -feet x 24 -feet. The
spaces shall not be used if they are abutting 90- degree
parking spaces or it they might interfere with on -site
traffic movement (e.g. the recreation building).
BONUS DENSITY:
The Developer has requested additional apartment units over and
above the R -2 Zone District standards and General Plan
density. The maximum yield under the R -2 provisions would be
72 units, but the Applicant is desirous to have 35 extra units
for this project because the project will have affordable
units. State Government Code (Section 65915) requires local
governments to exceed the Zone Code standards if the project is
restricted to persons for families with incomes -below the
median for this area and the units shall remain affordable for
a specified time frame (e.g. 30 years). If these provisions
can be met, the City must grant a density increase, which shall
not exceed 25 %. The Applicant is requesting the maximum
allowed. The stipulation that these units be rented to seniors
has been required by the La Quinta Redevelopment Agency.
STAFFRPT.057 /CS
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PROJECT UPDATE:
As of the writing of this report, the,La Quinta Redevelopment
Agency and the Developer had not reached an agreement regarding
the development of the property nor the City's participation in
project (i.e. off -site improvements) through an Owners
Participation Agreement or whether the project would be
strictly a senior project or a senior /market rate project.
Staff recommends that the Planning Commission only allow a
variance for the dwelling unit sizes for the senior units but
not for any other non - senior units. We believe this because
unit size reduction would give the Developer an unfair market
advantage over other builders who might choose to construct
market rate apartment units in the City. The justification for
the Variance can be made as required by the Municipal Zoning
Code. The parking issue is another matter because seniors need
facilities which are convenient and close to where they
reside. The proposed tandem parking arrangement is something
which would lend itself to senior needs because the covered
spaces abut the unit or complex it serves. And some units
could be designed to have pedestrian access from the garage
into the unit. Generally, garage access is allowed into a
residential unit if the entry enters into a non - sleeping area
(e.g. kitchen) and the access door is both fire rated and
includes a self - closing hardware. Staff would encourage the
designer to examine unit access from inside the garage, if
possible, provided building safety standards can be met.
CHANGE OF ZONE REQUEST:
The Change of Zone request from R -1 to R -2 is consistent with
the City's long range General Plan document which depicts this
area as an area Medium Density (4 -8 Dwelling Units /Acre).
Another reason to approve the change is: 1) the development is
in the downtown area and medium density projects should be
encouraged to provide housing for this future employment area,
2) the property is serviced by public transportation, and 3)
the goals of the City's General Plan Housing Element will be
met (in part).
CONCLUSION:
The project has been designed to encourage tenant interaction
at the courtyards internal to each building cluster. The
spaces are inviting but yet sheltered from vehicular traffic.
Passive recreation has also been encouraged. The only negative
comment our Department would have is that it would have been
nice to have limited the amount of paving used for parking
areas to a perimeter scheme which would have allowed a larger
centralizing greenbelt in the center of the project, abutting
the Recreation Building. However, in order to do this the
Developer would have had to involve a two story plan as well,
which is not conducive to senior living standards.
STAFFRPT.057 /CS
-7-
005
RECOMMENDATION:
1. That the Planning Commission adopt Resolution 91-
recommending to City Council approval of Change of Zone
91 -066, from R -1 Single Family Residential and R -2
( *8,000) Multiple Family Residential to R -2 Multiple
Family Residential.
2. That the Planning Commission adopt Planning Commission
Resolution 91- , approving Variance 91 -017, subject to
the conditions contained herein.
3. Staff also recommends that the Planning Commission
approve Plot Plan 91 -467, subject to the attached
conditions.
Attachments: 1.
2.
3.
4.
5.
6.
7.
8.
Location Map
Senior Survey
Environmental Assessment 91 -212
Agency comments
Plan Exhibits
Draft PC Resolution regarding CZ 91 -066
Draft PC Resolution regarding VAR 91 -017
Draft Conditions of approval regarding PP
91 -467
U- 006
STAFFRPT.057 /CS -8-
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LOCATION MAP:
DESERT VILLAS, PLOT PLAN 91 -467, CHANGE OF ZONE 91 -066
AND VARIANCE 91 -017
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SCALE,:Io=1000'
L . 007
SENIOR HOUSING SURVEY
October 11, 1991
A. Parking Standards
Local Cities
1. City of La Quinta
2. City of Palm Desert
3. City of Palm Springs
4. County of Riverside
5. Cathedral City
6. City of Rancho Mirage
Regional
7. Bellevue, Wash.
r
8. Gainvesville, Fla.
9. Long Beach, Calif.
10. Plano, Tex.
11. Lake Co., Ill.
12. Aurora, Colo.
13. Scottsdale, Ariz.
14. Santa Monica, Calif.
15. County of L.A.
Average parking stnd. _
B. Minimum Dwelling Unit Sizes
2 /unit; seniors
1.00 /studio (non- senior)
1.50 / lbdrm "
2.50 /2bdrm "
1.25 /unit (age 55 +)
1.00 /unit (age 62 +)
.75 /unit + 1 guest /5 units
1.00 /unit (covered)
.75 /unit + 2 manager's sp. (75%
covered)
1.00 cov. /l uncovered = lbdrm
2.00 cov. /l uncovered = 2bdrm
0.80 /unit (min.)
1.50 /unit (max.)
1.00/3 units
1.00 /unit
0.60 /unit; owner occupied, 1.1 /unit
0.75 /unit
1.00 /lbdrm, 1.5 /2bdrm (40% compact)
1.25 /unit
0.50 /unit + 1guest /5 units (low
income senior)
1.00 /unit + 1guest /5 units
1.50 /lbdrm, 2 /2bdrm
1 /unit
1.
La Quinta
750
sq.ft.
2.
Palm Desert
600
sq.ft. / lbdrm,
800 sq.ft. /2bdrm
3.
Palm Springs
Uniform
Building
Code
4.
Riv.'County
550
sq.ft. / lbdrm,
700 sq.ft. /2bdrm
5.
Cathedral City
400
sq.ft. / lbdrm
+ 100 sq.ft. for
each
additional bedroom
6.
Rancho Mirage
600
sq.ft. /lbdrm,
800 sq.ft. /2bdrm
1,000
sq.ft. / 3bdrm.
Average Size = 580 square feet
Note: Rancho Mirage did not have a separate category for active
seniors vs. a market apartment complex for either
section.
MEND IM04
a
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1 -
�— c>n 0? LA QUM
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of o� ENVIRONMENTAL CHECKLIST FORM
I. BACKGROUND
1. Name of Proponent: �%I`;K Lr
2. Address and Phone Number of Proponent:
py�L -►�.!
o 41— T apt .r Owe-
0 0S
3. Date of Checklist: C[%
4. Agency Requiring Checklist: C (T't 0r LJ4
S. Name of Proposal, if applicable: DES E,2-F \\A,%
II. ENV I RON$IF.4TAL IMPACTS of 13 — '45 Z —,C> 1 q (o
-
(Explanation of all "Yes" and "Maybe". answers is required on attached sheets.)
1. Earth. Will the proposal result in: Yes
Maybe No '
a. Unstable earth conditions or in changes in
geologic substructures?
b. Disruptions, displacements, compaction or
/
overcovering of the soil?
1/
_
c. Change in topography or ground surface
relief features?
d. The destruction, covering or modification of
any unique geologic or physical features?
e. Any increases in wind or water erosion of soils,
either on or off the site? _
f. Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake?
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration of
anbient air quality?
b. The creation of objectionable odors?
c. Alteration of air movement, moisture or
ter -pa -ature, or any change in climate,
either locally or regionally?
3. Water. Will the proposal result in:
a. Changes in. currents, or the course or direction
of water movements, in either marine or fresh
waters? _
lC
b. Charges in absorption rates, drainage patterns,
or the rate and amount of surface water runoff?
c. Alterations to the course of flow of flood
waters?
d. Change in the amount of surface water in any
water body?
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
/
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of flow
of ground waters? _
V
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
aquifer by cuts or excavations?
�. 009
(3)
Yes Maybe No
r
h. Substantial reduction in the amount of
water other-wise available for public
water supplies?
i. Exposure of people or property to water
related hazards such as flooding or
tidal waves?
4.
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
plants)?
_
b. Reduction of the numbers of any unique,
rare or endangered species of plants ?
c. Introduction of new species of plants into
an area, or result in a barrier to the
normal replenishment of existing species?
d. Reduction in acreage of any agricultural
crop?
S.
Animal Life. Will the proposal result in:
a.. Change in the diversity of species, or numbers
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthic
organisms, insects or microfauna)?
b. Reduction of the numbers of any unique, rare,
_
or endangered species of animals?
~
C. Introduction of new species of animals into an
area, or resuli in a barrier to the migration
or movement of animals?
d. Deterioration to existing fish or wildlife
habitat?
6.
Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
7.
Light and Glare. Will the proposal produce new
light or glare?
8.
Land Use. Will the proposal result in a substantial
alteration of the present or planned land use of an
area?
V
9.
Natural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
resources?
1/
b. Substantial depletion of any renewable
natural resource?
10.
-Risk of set. Does the proposal involve a risk
of an explosion or the release of hazardous sub-
stances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event
/
of an accident or upset conditions?
11.
Population. Will the proposal alter the location,
istri ut>,on, density, or growth rate of the
human population of an area?
12.
Housing. Will the proposal affect existing housing,
or create a demand for additional housing?
13.
Transportation /Circulat.ion. Will the proposal
result in:
a. Generation of substantial additional
/
vehicular movement?
b. Effects on existing parking facilities, or
demand for new parking?
010
(4)
Yes Maybe No
c. Suu�,tantial impact upon existing transportarion
systems?
d. Alterations to present patterns of circulation
or movement of people and /or goods?
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor.vehicles,
bicyclists or pedestrians?
_ ✓
14.
Public Services. Will the proposal have an effect
upon, or result in a need for new or'altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads?
f. Other governmental services?
15.
Ene!a. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
sources of energy, or require the development
of new sources of energy?
16.
Utilities., Will the proposal result in a need
for new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
L/
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
Z
17.
Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
_V
b. Exposure of people to potential health hazards?
L/
18.
Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
_ ✓
19.
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea-
tional. opportunities?
20.
Archeological /Historical. Will the proposal result
in an alteration o a significant archeological
or historical site, structure, object or building?
_
21.
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
(5)
011
.1 1
Yes Maybe No
b. Does the project have the potential to achieve
short -term, to the disadvantage of long -term, en-
vironmental goals? (A short -term impact on the
environment is one which occurs in a relatively
brief, definitive period of time while long -term
impacts will endure well into the future.)
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable?
(A project may impact on two or more separate
resources where the impact on each resource is
- relatively small, but where the effect of the
total of those impacts on the environment is
significant.)
y-
d. Does the project have environmental effects
which will cause substantial adverse effects on
.
human beings, either directly or indirectly?
III. DISCUSSION OF ENIVIRON$1ENTAL EVALUATION
IV. DETERMINATION
(To be completed by the Lead Agency)
On the basis of this initial evaluation;
_ I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
L/
I find that although the proposed project could have a
—' significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONTIENTAL IMPACT REPORT is
required.
Date:
L- 012
rtI
CITY OF LA QUINTA
INITIAL ENVIRONMENTAL STUDY
CASE NOS. CZ 91 -065, PP91 -467, VAR 91 -017 (EA91 -212)
DESERT VILLAS, INC.
GENERAL DESCRIPTION:
The applicant has proposed a single story apartment (109 units)
complex on 9 acres on property Zoned R1 Single Family and R2
( *8,000) Multiple Family Residential. The property is located on
the west side of Washington Street, just south of the La Quinta
Evacuation Storm Channel.
The applicant has requested that the City redesignate the site to
R2 verses the existing R1 Zone category. Also proposed, is a
variance request by the developer to deviate from the required on-
site parking and unit sizing provisions.
-------------------------------------------------------------------
-------------------------------------------------------------------
ENVIRONMENTAL IMPACTS
EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES
1. EARTH: The soil on this property has been classified as Myoma
Fine Sand and Coachella Sand /Loam. This type of soil has rapid
permeability and it can be used for crop production or homesite
development. The site has been vacant (never developed) but the
applicant is desirous to pursue development of the site with urban
services,(i.e. an apartment complex). The site is protected from
seasonal storm water by an earthen levee (to the north).
Earth moving to support the project will be done as part of the
grading plan, and no on -site work shall be done until a study has
been prepared which identifies the cut and fill needs of the site.
The general elevation of the site is approximately 40 to 60 feet
above sea level. The site is in a Zone 3 Seismic /Geologic Hazard
area as noted by the County of Riverside Planning Department
(1983). A Zone 3 is an area with moderate shaking qualities but
less severe than a Zone 12 (highest level). It is categorized as:
"effect on people: felt by most people indoors. Some can estimate
duration of shaking. But many may not recognize shaking of
building as caused by an earthquake, the shaking is like that
caused by the passing of light trucks (Riverside County Manual)."
MITIGATION MEASURES:
1). Grading of the site shall occur pursuant to the approval of the
future grading plan as specified by the City's Engineering
Department. All work shall be conducted in a manner so that it
does not disturb other abutting properties unless off -site
agreements have been made and /or approved. The grading quantities
t. 013.
have not been submitted, it is
moving at the site (contouring)
limited importation will occur.
assumed that most of the earth
will occur on the premises and
2). The site shall meet the provisions of Uniform Building Code
Section 2312 (d) 2 because the project lies within a Seismic Zone
4. It is recommended that all structures be designed according to
current Uniform Building Code requirements.
3). Levee improvements (i.e. concrete) shall be required if deemed
necessary by the Coachella Valley Water District.
2. AIR: The project site is located within the Southeast Desert
Air Basin (SEDAB) and is under the jurisdiction of the South Coast
Air Quality Management District (SCAQMD). With the proposed
construction, there may be air pollutant sources which may
deteriorate ambient air quality. These sources are stationary and
mobile sources. Stationary source considerations include emission
from on -site construction activities and natural gas combustion.
Mobile source consideration include exhaust emissions resulting
from short term construction activities and long term generation
associated with the project.
It could be anticipated that with the construction of the proposed
project there will be a reduction in the overall mobile emission
releases because the medical complex would provide a convenient
service to local residents of this area.
MITIGATION MEASURES:
1). Adequate watering techniques shall be employed to partially
mitigate the impact of the construction generated dust.
2). Areas graded but not immediately constructed on shall be
planted with a temporary ground cover to reduce the amount of open
space subject to wind erosion.
3). Grading and construction shall comply with all applicable City
Ordinances and the requirements of the Air Quality Management Plan.
3. WATER: With the proposed construction it can be expected that
there will be a change in the absorption rate (due to impervious
surfaces), drainage patterns and amount and rate of surface water
run -off. The project proponent will provide an on or off -site
retention /detention basin (off -site if approved by the City
Engineer) for the collection of storm water and nuisance water run-
off and, special measures will be needed to assure the earthen
levee to the north is adequate to protect the property from storm
water flows.
This area might be subject to liquefaction. Liquefaction is the
term which is used when the ground water table is very close to the
surface, and during an earthquake the ground has a tendency to
vibrate building structures from their respective foundations and,
t'- 014
thus causing failure and other adverse side - effects.
MITIGATION MEASURES:
1. The project shall comply with all applicable City requirements
regarding storm water and nuisance water. The developer shall
complete a hydrology study, prepared by a licensed Civil Engineer,
which identifies the increased water run -off quantities which will
be generated at the site by analyzing the assumed quantities in an
undeveloped state and factoring this against the development
proposal. Based on this study the project engineer shall design
the necessary on or off -site drainage basins (retention /detention)
which will contain storm water run -off from the property and allow
gradual dissipation of the water into the ground. A draft
hydrology study has not been prepared. However, the developer's
concept grading plan is attached. The project engineer has
designed a retention pond on the west side of the site for flood
water retention. The area is about 27,600 square feet and 10
feet deep. The City Engineer is reviewing the plan as of the
writing of this report, and specific recommendations will be made
at the public hearing scheduled for October 22nd. Further, the
project engineer should also insure that earthen levee to the north
of the site is adequate to assure the safety of the future
occupants of the complex. Measures which might be warranted are:
a concrete levee, elevated building pads, etc.
2. Very low flow (1.6 gallon) toilets shall be installed if
building permits are acquired after January 1, 1992 pursuant to
Public Health Code Section 17921.3.
4. PLANT LIFE: The subject site is presently vacant and void of
any significant plant life. No impact is anticipated by the
development of this site.
MITIGATION MEASURES: None required.
5. Animal Life: The subject site is not located in an area
defined as a Fringed -Toed Lizard Habitat area (a Federally
protected species) and it has been therefore determined that
mitigation fees shall not be required of the applicant to develop
this site.
MITIGATION MEASURES: None required.
6. NOISE: Because of the proposed construction and subsequent
operation of the apartment complex, it can be expected that there
will be some increase in the existing noise levels on the site.
Most of the noise generated will be from motorized traffic coming
to and from the site.
MITIGATION MEASURES: As required by the General Plan, this
project shall prepare a noise analysis to minimize noise impacts on
surrounding land uses. The City's General Plan Guidelines for
indoor and outdoor noise shall be met. A comprehensive study shall
L- 015
be submitted to staff for review prior to the issuance of any
building permit.
7. LIGHT AND GLARE: It is anticipated that the building(s) and /or
parking lot /landscaping will include lighting. However, at this
time, much of the material has not been submitted to staff but it
is assumed that during the plan check process of this case in the
future the applicant will be required to gain approval of this
material from the City's Design Review Board and the Planning and
Building Department prior to construction permit issuance.
MITIGATION MEASURES:
1). All lighting will have to comply with the City's "Dark Sky
Ordinance ". Additionally, light sources shall be shielded to
eliminate light glare and off -site spillage onto abutting vacant or
developed properties.
2). A lighting -plan shall be submitted for the on -site parking
lot and the plan shall include a photometric study of the lighting
which analyzes the necessary footcandle light intensity as well as
identifies the height of the light poles, spaces of the poles, type
of lighting fixtures, and any other pertinent information which is
necessary to assure compliance with the City's Off- street Parking
Ordinance and the Dark Sky Ordinance. The light poles should be
less than 10 feet in overall height.
8. LAND USE(S): The General Plan has designated the property as -
Medium Density Residential (4 -8 units per acres) and the existing
Zoning of the site is R1 and R2 Single Family and Multiple Family.
The 4 acres fronting Washington Street are Zoned R2 and the rear
portion is Zone R1. The applicant has submitted a Change of Zone
application to redesignate the R1 property to R2. The change will
require by the Planning Commission and City Council. The City
Council action is final unless the matter is appealed to the State
Court System.
MITIGATION MEASURES: None is required. However, it is
necessary that the City Council approve the land use designation
change in order for the applicant to develop the project to the
density proposed. If this does not occur, the site is to remain
vacant until other land use plans can be reviewed and it is
determined they will meet the intent of the City's existing General
Plan and Zoning -Code provisions. The project density will be
adjusted accordingly.
9. NATURAL RESOURCES: No major adverse impacts are anticipated
with by the construction of this project.
MITIGATION MEASURES: None required. However, the applicant
shall meet all necessary requirements of the local serving agencies
as outlined in the attached agency comments or as mandated during
construction plan implementation. Building energy conservation
will largely be achieved by compliance with Title 20 and 24 of the
U 016
California Administrative Code. These standards are handled by
the Building and Safety Department during construction plan check
review.
10. RISK OF UPSET: No adverse impact is anticipated due to
explosion or release of hazardous substances.
MITIGATION MEASURES: None required. However, all
construction activities whether or. not they are permanent or
temporary shall meet all necessary safety standards of the Federal,
State and local government requirements.
11. POPULATION: It is not anticipated that the proposed project
will have an adverse or significant impact on population
distribution, density or growth rate in the area. The developer's
intent is to provide housing for senior citizens, and some of the
units will be for people who have income levels less than median as
established by the County of Riverside and HUD (Housing and Urban
Development).
MITIGATION MEASURES: The developer shall be required to meet
all the HUD income level standards if the developer pursues the
density bonus units as requested. The number of people per unit
shall be based on the Uniform Building Code provisions.
12. HOUSING: The development of the site as an apartment complex
which will include special provisions for senior with low incomes.
The City is encouraging the project in order for the City to meet
its fair -share regional housing needs, as required by the Southern
California Association of Governments and the City's General Plan
Housing Element. The SCAG plan requires both cities and counties
to provide different types of housing units (i.e. single family and
multiple family units) and to accommodate low /moderate income
families. Cities or counties can examine either rental assisted
housing, sweat equity self help housing, or grant assisted housing
pursuant to their redevelopment guidelines. The City's
Redevelopment Agency is examining assisting this .project with their
required off -site development improvements to help the developer
build this project. The agreement is pending.
It is assumed that only minor incremental demands on City services
will be generated by the possible development of the site with
multiple family apartment units, therefore, the development of the
site would have insignificant affects on the City. Further, the
City has an over surplus of land designated and planned for
detached single family housing thus the City is in need of rental
housing units at this time, therefore, this project will help the
City meet its fair -share housing requirements.
The developer has also requested bonus apartment units pursuant to
State statues (Bonus Density) pursuant Gov. Code Section 65915.
The City is allowed to assist the developer is increasing his
project density if the project is designed and rented to low income
persons and, the project remains affordable. Generally, the units
L 017
are kept affordable for between 15 to 30 years depending on the
type of project.
MITIGATION MEASURES: The City should insure that the housing
units which is for the very low or low income families (e.g.
seniors) is retained for 15 to 30 years as below market units to
accommodate this section of the population which is in need of
_ proper housing. The City should examine whether or not the project
warrants consideration for additional units per Government Code
Section 65915. The Planning Commission and City Council will
examine this issue and act accordingly on the request.
13. TRANSPORTATION /CIRCULATION: With the proposed project it can
be anticipated that there will be a generation of additional
vehicular traffic movement in the immediate area. The City's Trip
Generation book (1987, ITE Manual) indicates that apartment
residents generate on the average between 8 -10 vehicle trips per
day, but senior apartments generate about half the amount of market
rate apartment complex. The lower trip factor is indicative for
this age group because many seniors live alone and most try to
forgo having to drive, if possible. Car ownership is not as
important for retired individuals, and many seniors rely on public
transportation (bus or mini -bus) to travel within their immediate
area for shopping or medical needs. The site is located along
Route #4 of the Sunline Transit, therefore, public transportation
is available.
The developer will be required to install ultimate street
improvements along Washington Street. The improvements will
include: curb, gutter, street median, sidewalks, etc. The
developer will also be required to assist in paying for a portion
of the new traffic signal proposed for this project site and the
future shopping center to the south (Ralph's Shopping Center /Koenig
Development Company).
The developer has request a minor reduction in the number of on-
site parking spaces and in the design of the proposed on -site
garages. The developer's request is to install tandem garages
spaces (two spaces for each 3 bedroom unit and one space for each
1 or 2 bedroom unit). The developer's variance statement is
attached.
MITIGATION MEASURES:
1). Compliance with all applicable City requirements regarding
street improvements of adjacent street(s).
2). The developer shall provide adequate on -site parking and
dwelling unit sizes to accommodate the proposed use of the property
unless the developer is granted permission to vary the design of
the project through the review and approval of a Variance
Application Case VAR. 91 -017.
3). An eight foot wide sidewalk shall be provided on Washington
L; • 018
Street (major arterial) for pedestrian /bike traffic.
4). A bus'stop and shelter shall be install along the frontage of
the site on the proposed Washington Street. The location shall be
approved by Sunline Transit and the City Engineering Department.
If a separate bus turn -out is required, the turn -out shall not
affect traffic movement and it shall be recessed within the street
parkway.
5). The level of off -site improvements shall be commensurate to
the magnitude of the project.
6). A traffic signal shall be installed when warranted at the
southerly -most driveway as required by the Engineering Department.
The signal will service this site and the future project to the
south (Ralph's Market Shopping Center). The Engineering
Department shall determine the fair -share of the signal for the
developer during review of the project with the Planning
Commission.
16. UTILITIES: Except for storm water drainage facilities, no
significant impacts are anticipated in the area of utilities which
include natural gas, communication systems, water, sewer, and solid
waste.
MITIGATION MEASURES: All necessary infrastructure
improvements as mandated by the City or any other public agency
shall be met as part of the development of this site. As
mentioned before, the site will be required to install appropriate
drainage facilities which will house storm water run -off during
seasonal rain storms or to contain nuisance water from both
irrigation and surfaced areas (i.e. parking lots, buildings, etc.).
The developer might be required to improve the La Quinta Evacuation
Channel as part of the development of the site, and at this time,
staff is currently waiting so see if the Water District is planning
to require the developer to improve the earthen levee with concrete
or other barrier materials. The District's initial letter is
attached.,
14. PUBLIC SERVICES: The project may create a need for
additional fire protection, police protection and maintenance of
public roads in the area. However, it is anticipated that any
increases in this area will be incremental,. and further, should
only have negligible impacts on existing personnel . or services.
The site is approximately .1/2 mile from Fire Station #32.
Response times to the facility should be within acceptable levels
as prescribed by the fire personnel.
MITIGATION MEASURES:
1). Prior to the issuance of a building permit the applicant will
be required to pay the City's Infrastructure Fee. This fee will
help mitigate impacts as noted above.
�1 019
2). The project shall comply with all
Marshal and the Riverside County Sheriffs
District's mitigation fees shall be pai d
area) if required by.the District.
requirements of the Fire
Department. The School
( $1.58 /sq. ft. of living
3). Water, sewer, and electric service provisions shall be made
and secured prior to securing building permits.
18. AESTHETICS: The site is presently vacant, the construction of
buildings will disrupt the site and change the existing views of
the Santa Rosa Mountains. However, in order to reduce this impact .
the developer has proposed single story building complexes which
should not impact or affect the surrounding residential properties
to the east (across Washington. Street).
MITIGATION MEASURES:
1) . The height of the apartment building(s) should be single
story.
2). The development of the on and off -site landscaping program
should take into consideration the unique setting of this property
as it relates to the downtown area. The developer should consider
vertical type plant material (Palm trees, etc.) and the use of
accent type trees (Jacarandas, etc.) which will create view
"windows" into the project but accentuate the mountains to the west
of the proposed buildings. Native landscaping should be pursued
and accent lighting on the landscaping should be encouraged.
Parking lot lighting should be discouraged wherever possible.
- 19. RECREATION: No significant adverse impacts are anticipated in
this are because the applicant is proposing a recreation building,
small satellite pools, tennis court and five shuffleboard courts
for the future residents.
MITIGATION MEASURES: No major impact is anticipated because
the development will have its own recreation facilities for the
tenants. However, the applicant might be required to contribute
the City's park fees to assist off -site development of community
facilities which can benefit this development or others in the City
or provide sufficient on -site facilities which exempt the project
from the fee exaction. This issue will be evaluated further
during the formal review of the project.
20. ARCHEOLOGICAL /HISTORICAL: Due to the historical nature of the
City, there may be an adverse impact created by the construction of
the project.
MITIGATION MEASURES: An archaeological survey of the city by
qualified archaeologists will need to be completed prior to
activities which would disturb the site (i.e. site grading).
Compliance with the results of the archaeological survey will be
required.
L. 0 A�p V
21. MANDATORY FINDINGS: It is not- anticipated that there will be
any adverse impacts by the project in the areas of plant and animal
life, long term environmental goals, cumulative impacts, or impacts
on human beings.
Attached: Agency Comments
Developer Statements
�. 021
SOUTHERN CALIFORNIA 1 gas 1
COMPANY
1981 LUGONIA AVENUE, REDLANDS, CAL!CORNIA
MAILING ADDRESS. P.O. BOX 3003. REDLANDS. CALIFORNIA 92273-0306
August 20, 1991
City of La Quinta
78 -105 Calle Estado
La Quinta, CA 92253
ATTENTION: Greg Trousdell
RE: Plot Plan 91- 467 /Change of Zone 91 -066
Thank you for inquiring about the availability of natural gas service for your
project. We are pleased to inform you that Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas service 'to
the project could be provided from a 6" main on Washington Street without any
significant impact on the environment. The service would be in accordance with
the Company's policies and extension rules on file with the California Public
Utilities Commission at the time contractural arrangements are made..
You should be aware that this letter is not to be interpreted as a contractural
commitment to serve the proposed project, but only as an informational service..
The availability of natural gas service, as set forth in this letter, is based
upon present conditions of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under the jurisdiction of the
California Public Utilities Commission. We can also be affected by actions of
federal regulatory agencies. Should these agencies take any action which affects
gas. supply or the conditions under which service is available, gas service will be
provided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average /Use Per Meter) Yearly
Single Family 799 therms /year dwelling unit
Multi - Family 4 or less units 482 therms /year dwelling unit
Multi - Family 5 or more units 483 therms /year dwelling unit
These averages are based on total gas consumption in residential units served by
Southern California Gas Company, and it should not be implied that any particular
home, apartment or tract of homes will use these amounts of energy.
b. Commercial
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction.. Calculations would need
to be made after the building has been designed. L 022
To insure the existing facilities arc adequate to accommodate the new development.
in engineering study will be required. Detailed informat :on including tract maps
and plot plans must be submitted to the Gas Company Builder Services Representa-
tive, i- 800 - 624-2407, sip; months prior to the actual construction of the natural
gas pipeline.
We have developed several programs which are available, upon request, to provide
assistance in selecting the most effective applications of energy conservation
techniques for a particular project. if you desire further information on any of
our energy conservation programs, please contact our Builder Services Department,
P.C. Box 30M. Redlands, CA 92373 -03C6.
Sincerely,
Kevin B. Fium
Technical Supervisor
KBF:blh
CC: °nviron Affairs - ML2093
L - 023
WATER
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
'018TRICA
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1056 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651
DIRECTORS OFFICERS
TELLISCOOEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER-CHIEF ENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN W. McFADDEN OWEN McC00K ASSISTANT GENERAL MANAGER
DOROTHY M. NICHOLS August 26, 1991 REDWINE AND SHERRILL, ATTORNEYS
THEODORE J. FISH
Planning Commission
City of La Quinta
Post Office Box 1504
La Quinta, California 92253
Gentlemen:
File: 0163.1
Subject: Plot Plan 91 -467, Change of Zone 91 -066, Portion
of Northwest Quarter, Section 6, Township 6
South, Range 7 East, San Bernardino Meridian
t %j
q 461
�05)r?
�
�.
11110;
�
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is shown to be subject to shallow flooding and is designated Zone A0,
depth 1 foot, on Federal Flood Insurance rate maps which are in effect at this
time.
A portion of this area is adjacent to the right -of -way of the La Quinta
Evacuation Channel. We request that the developer be required to install
suitable facilities to prohibit access to this right -of -way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right -of -way of the La
Quinta Evacuation Channel. This includes, but is not limited to, surface
improvements, drainage inlets, landscaping, and roadways.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
TRUE CONSERVATION
USE WATER WISELY 024
``Planning Comission
City of La Quinta -2- August 26, 1991
Plans for grading, landscaping,- and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
24 om Levy
General Manager -Chief Engineer
RF:cb /e8b
cc: Don Park
Riverside County Department
of Public Health
79 -733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
C, 025
COACHELLA VALLEY WATER DISTRICT
GLEN J. NEWMAN
FIRE CHIEF
RIVERSIDE COUNTY
FIRE DEPARTMENT
210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370
(714) 657 -3183
To: City of L =. I.')Uinta
F'1c+rlliii-)Q iU1Vi.5iG11
Attn: Greg T1' "CGLlsde.11
Re: F'lot Flat-i c'1 -467
e.�
'.ter- �s�.•l'
OCT 0 2 1991 t/
CITY OF '. , qU;g fA
Pt.ANN -S- f.; fAT� F'JT
With respect to the ca'ndition of app'ro'val regarding the abo-ve
referenced Flo'- Flan, the Fire Department requires the followiiiq
fire prc-tectic,n measu-res be providi:d i'il accordance with La C!I_linta
Mu'riicip.al Code and /or recognized firee protection standards:
1. FraviCE- a combi-nation of cn —site a'ilC: off-site Super fil -�'
_ n u 2 i n O n
hyu; arts %� 4 � 1! 2 ,. ._ Co-) a. 1c,oped system,
located iiot less tha'il 2`j feet or more, than 165 feet f om
any portico ai' th bUildirig(T) as measured _-.long apprc-ved
ven hiCU1a.1- raveiway�:. The wat.ei-' mains shall be Capable of
providii-Iq a. pcte-ntial fire flow of 2506 qpm and an actual
fire -Flow available from any c•l'_le hydrant shall be 15' >lj gpm
far 2' !-:aUr= a'!; 2Ci Psi re- idua.l operating pressure. The
I firms= fl.: =w must tie' available befar:e any cC'IIbus+,ible
material is placed on the jab site.
2. of a bUilding permit, applicant /developer
shall furni -r! une bluel.ine Copy of the w't r sys +.em plans to
fol rE''`.'i`�vJ : "&(Jpr (:'Vcll F I s hCll l LL, :Ifa l Iii
tv tl-!e fire hydrant types, location and spa.c -i'rig and the
8f!&ll McE'1-. the 1 it e flow I egUI'l eIIICr1`.c.. Flat -Is shall be
b,, :i Ey1_tB'r i 7 _7.`._ r.i'u1 Ee'r with i r
T.ailc- w:nQ =e of i - atiC.I -, "I certify tf:_t the design c-f
water s`:"_`!'_!M IS in accurdaii_c- w.',.th the r�''L:irements
pre=_cribed -. the F'ive-r=ide Coy lilt,:• FiI'e - "a.rtmc +it." Flails
sh.�tii a.1 =;0 be _icjnecj by -,he l('_,c&1 watei" coiarany.
TIp1 c' f :1. Fe Spi'ii'!F::ity; =_.v= E-M f!er NFF'r: 1 D.
SVS'Cem 01aI Must. be si-tbmitt --c with n F ?lali �_heC[ :: /lnspsctiC!1-
r L'i'p= +'i "t t f_'i' 1 °�?'`:1� A =_tatement That
the b!_li 1di'i: (_.) w] .11 b egt_tipped viith ' ire =priilr:li?i =_ r;�.l�=t
be ccn the title page of tiie bUi1-irig plat-ie.
4. All ir;teric,r streets shall be designated and maintained
as fire lanes.
C. Install par table fire e:;tingUishers oer NFPA 10 bUt not less
than 2A10BC in rating. Cc,ntact a certified eXtingUisher
company for propel- placement. �2
PLANNING DIVISION V V
(I(NDIO OFFICE O TEMHCUIa OFFICE
79.733 Country Club Drive, Suite F. Indio, CA 92201 41002 County C=aw Drive, Suite 225, Temeculk CA 92390
(619) 3428886 • FAX (619) 775.2072 O RIVEltSmE OFFICE (714) 694.5070 • FAX (714) 694 -5076
3760 12th Street, Riverside, CA 92501
(714) 275 -4777 • FAX (714) 369 -7451 printed on recycled paper
"
6. Directory display boards will he required ad]ocent ro eao/
roadway access to We development. These shall ne a'`
illuminated diagramatic representation of the actual la;out
which shows name of complex, all streets, building
- designators. unit numbers and fire hydrant locations wzthio
the complex' These directories shall be a minimum 4' x
in dimension. Addressing of buildings and units shall
conform to the RiverOLde County Adaressing Policy'
Additional information and details may be obtained by
contacting the Fice Department Planning and Engineering
Staff.
7. Gates installed to restrict access shall be power operate.---
and equipped with a Fire Department override srste*.
Improvement plans Von the entry street ano gates sh~11 b�
submitted to the Fire Depa.'tment for revzew/appro.±! o. iD-
to installation'
Final conditions will be addressed when building plant are
reviewed. A plan check fee must be paid to the Fire Depirtment
at the time building plany,ace submitted.
All questions regarding the meaning of these cordi{ons snoulo be
referred to the Fire Depanrment plsnning & Engireazing T~nf s�i
(619) 342-8886.
r, `
Sincerely,
WON;
EONS
Chief Kre Department Fia'``,'
�u~~~
Tom Hutchison
pi�s safef- Speciall.=
� ��^���
� v� «
i
MEMORANDUM
of
OCT 1 1 1991
Cri, 4i LA QUINT A
"NiNG ?EP,c MENT
TO: Greg Trousdell, Associate Planner
FROM: Tom Hartung, Director of Building and Safety
SUBJECT: Handicap requirements for Desert Villas
Apartment Complex
DATE: October 10, 1991
This complex with a proposed total of 109 dwelling units would be
required to provide 6 fully handicapped accessible units. The
requirements for those units would be found in Chapter 5, 12 and 33
of the Uniform Building Code as amended by the State of
California. These six units should be evenly distributed
throughout the project. In addition to these 6 units, the
remainder of the units must have the following:
1. Grab bar backing (per sections 511.1(a) 9 and 1214.1(d) 5)
2. 32 inch clear door and interior opening width (section 1214.1
(a) 2, 3304(il) 2B, 3304(il) 2C, 3304(m) 2 and 3304(n) and 24"
strike edge clearance exterior and 18" strike edge clearance
interior.
3. Lever hardware (3304(c) 4)
4. Door buzzer, bell or chime (1214.1(b) 5)
5. Ability to install water closet with 15" maximum height to top
of seat.
6. Light switch must be installed between 3' and 4' from floor.
7. Faucet controls per 1504(c) UPC (no twisting, tight grasping,
etc. required)
8. One bathroom in each dwelling unit must have the following:
Clear floor 'space of 30" x 48" required in front of the
lavatory; a space 48" parallel to 30" perpendicular to the side
of the bath tub; 36" clear width at the water closet and 48" in
front of the toilet; door must open out or knee space must be
provided under the lavatory.
9. A path of travel must be provided from the parking facility per
section 417, 3325(a), 3325(b) and 3326(a) and (b) UBC as
amended by state.
028
Greg Trousdell
October 10, 1991
Page Two
10. Cabinets directly under the kitchen sink counter area must be
removable to provide wheelchair clearance.
11. Path of travel from parking to all units 48" sidewalk slip
resistant.
12. Cabinets directly under kitchen sinks including toe kick and
shelving must be removable for wheelchair access.
These items should be addressed in the design of the dwelling
units.
Other considerations may arise when a complete plan check of the
construction drawings is completed.
TH /lc
029
MEMOTH02 /TXTLYNN
i
1
I TAi•1DA.'J BUILDC?S. 'tJC.
_tense 477405
CITY OF LA QUINTA
Mr. Jerry Herman
Planning & Development Director
78 -105 Calle Estado
La Quinta, CA 92253
Attn: Mr. Greg Trousdell
Associate Planner
Gentlemen:
August 20, 1991
RE: PLOT PLAN 91 -467 & CHANGE OF ZONE 91 -066
DESERT VILLAS APARTMENT COMPLEX
This will acknowledge receipt of your letter of August 14,
1991 relating to the above referenced subject. We very much
appreciate your prompt response to our application.
A preliminary hydrology report and preliminary grading plan
are currently being prepared by The Keith Companies, our consulting
civil engineers and will be submitted to you shortly.
Ronald Gregory & Associates, our consulting landscape archi-
tect, will provide you under separate cover the streetscape eleva-
tion plan requested as item #12 in your August 14, 1991 letter.
With respect to your item #7, please be advised that the
southerly most access driveway solution was prepared by our con-
sulting traffic engineers, Barton Aschman, and I have asked them
to respond directly to your concerns. I would like to point out,
however, that the driveway solution presented has taken into ac-
count numerous conflicting goals and engineering limitations. It
was my understanding that this solution has been tentatively ac-
cepted by City engineering staff, John Koenig, the shopping center
developer adjacent to us on the south, as well as our own traffic
engineer.
Items #3 through 6, 8 through 11, 13, and 15 will be responded
to by the project architect, Giorgio Dazzan & Associates. Please
be advised that this is an affordable housing project and that 30%
of the units will be reserved for occupancy by lower income house-
holds. We have enclosed an analysis pursuant to your request (item
#14) that identifies the units involved. It is expected that these
units will remain at a level below current market rate for a term
of not less than 15 years, and very likely 30 years. At the pre-
sent time, the Developer or the Developer's property manager will
manage this facility. Further, it is expected that the project
1630 17th Street . Santa Monica, C,atifornia 90404
(213) 452 -0196 . Fax: (213) 392 -6670
t, 030
will be financed by tax exempt multi- family housing bonds. The
project is subject to an Owner Participation Agreement with the La
Quinta Redevelopment Agency.
We believe we are entitled to additional bonus units over and
above the maximum R2 zone requirements pursuant to state planning
law. We have aareed to construct a housing development with 20%
affordable units entitling us to a density increase of at least 25%
of over the otherwise maximum allowable density. The low and mod-
erate income housing element consists of 30% of the units. (20% to
occupants whose income is 30% of 50% of the Riverside County in-
come) which we plan to offer first-to senior citizens. Addition-
ally, our application contemplates the award of a 10% design bonus
based on the superior design of the project. To the best of our
knowledge, this project will easily be the superior residential
income project (apartment house) within the City limits, and should
therefore be entitled to the design bonus.
Entry to the project from Washington Street leads the prospec-
tive patron pass waterfall features on either side of the entrance
via a tree lined divided boulevard and gated entry. The residen-
tial units are arranged in clustered groupings around the community
center. Each cluster has been designed to consist of a central
open air landscaped patio surrounded by the residential units. The
project will incorporate a careful blend of Mediterranear.features
adapted for desert living emphasizing pitched tile roofs, pergolas
entwined with bougainvillea, and paved pedestrian walkways through-
out the landscaped areas maintaining a park -like setting. Among
the many development features of the project are multiple pools and
spas, a fitness facility, a community center, and tennis and vol-
leyball courts.
We hope to have the balance of our application completed and
submitted to the Planning Department within the next several weeks.
very truly yours,
DESERT VILLAS, LTD.
L /
BY: Richard L. Darli
Enclosure as noted
cc: Giorgio Dazzan, AIA
Ronald Gregory
George.Parmenter, P.E.
Craig Bryant
Robert Wright
Tom Genovese
Michael Smith, P.E.
Steve Speer, Assistant City Engineer
031
0
01 THE KEITH I.uMPANIES - INLAND EMPIRE, INC.
C ,achcll.. VAllo
MEMORANDUM
F831 -002
TO: MR. GREG TROUSDELL -,CITY OF LA QUINTA�J'
FROM: MR. MIKE ROWE - THE KEITH COMPANIES AAA/
RE: VARIANCE 91 -017 - DESERT VILLAS
DATE: OCTOBER 8, 1991
In response to our conversation on the Desert Villas Apartment
Complex the .following is a response to the items we are
requesting variances on:
1. Allowance of Tandam parking spaces
This request is due to the aesthetics of incorporating the '
required parking spaces per number of units. Examples were
sent showing this concept used successfully in other areas and Pian -:
will insure the integrity of our project's design, thus
accommodating garage spaces which otherwise could not be Enpee,:ng
provided.
Env.'c'—enta
2. Lower minimum unit square footage Sery :es
Lars: ?:e
The current code states a minimum apartment size to be 750 Arcn'e':.•e
square feet. We are requesting this be reduced to 550 square Lane
feet. The project is set up for a minimum of 30% senior s,,e,,c
housing and this lower unit size allows flexibility in product
type to attract a varied clientele for assurance of a P°= '. =4_rks
successful project (which is in everybody's best interest). _
With the units having enclosed garages, area is available for
storage to offset space which might normally need to be inside
the apartment.
3. Reduce parking requirement per unit
The existing code creates an average of 2.16 parking spaces
per unit (1.5 spaces per one bedroom unit and 2.5 spaces per
multi- bedroom unit). We are requesting a parking space
requirement variance to a minimum of two spaces per unit,
regardless of bedroom type, due to the senior population that
will incorporate at least 30% of the project. The figures we
have submitted to you on other cities in the Southern
California area for senior parking requirements fully
justifies this request and still allows ample visitor spaces.
We hope you will look favorably upon our request and if you
have any questions on this, or other matters relating to this
project, please give myself or Craig Bryant of Winchester
Asset Management a call.
294 -M -KD
(619) 346.9844 FAX (619) 346.9368 � . 032
41.665 Boardwalk. Suite 101. Palm Deser,. CA 922 .
REPUCED PARKING Auk
7ANn�M PARKING ALLOWANCES
t ; • ; : SEP t 9 1991
ARCHITECT
G I O RG I O DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
1213) 393 -5055
L,- 033
LA Cju.-*,)T,�/
Sea 52.1175 (Cont.) — $2.1180 CHAPTER 22.52 337 CHAPTER 2252 Soc. SLI1d0 (Cont) — 52.1203
standards where applicable. Where said standards are not available, the
Director shall make such determination based on the recommendation
of the Director of the Department of Parks and Recreation.
B. The Director may, without public hearing, approve a modifica-
tion in the number of automobile parking spaces re(plired by this section,
where he finds:
1. That the Director of the Department of Parks and Recreation
has determined that due to location, size or other factors, anticipated
client usage would indicate that a lesser parking requirement is
adequate and so recommends; and
2. That elimination of parking spaces in the number proposed will
not result in traffic congest ion, excessive toff -site parking, or unauthorized
use of parking facilities developed to serve surroundiog property; and
3. That net written I6ratest to the Iwoposed reductie t in parking
spaces has been receiver) within 15 working (lays following the date of
mailing by the Director, of notice if the proposed modification by first
class mail, postage prepaid, to-all Iwrsons whose names and addresses
appear on the latest available assessment roll of the County of Los
Angeles as owning property within a distance (of 500 feet from the ex-
terior boundaries of such I):►rk. ~itch notice shall also indicate that any
person opposed to the I- ranting of such modification may express such
opposition by written prott'st to the Director within the prescriber)
15 -day period: and
4. That sufficient Imid area is reserved to ensure that the parking
requirements of this section (nay Ire comlrlied with should such additional
parking be rr•(Iuired in the tuturc .due to vhangr•. in .lient r6sage.
t'. In all . ;vw4 wlwo.• .r %%1 Ill. It h:c. In. o rcc.•n.•d :I Iruhh.
hearing shall he schcdid -1 hel'ore I hr ( •onuniss6on. All prorcdures red:(
tive ro notification, public heating and apin•al shall he the same as for a
conditional use permit. F,,Ilowing a public hearing I he Commission ,hall
approve or deny the propnwal modificati6ot, based 6n the findings re-
quired by this section for approval by the Director exclusive of written
protest. (Orrl..K9 -nlhl. Ser..X: Ord. 1194 ( -h. 7 :Irr.:1 .% 703. 16. 1927.)
72.52.1177. RACQUETBALL AND TENNIS COURTS. Every racquetball,
tennis or similar court shall provide two parking -paces IN r court in
addition to the parking rc.Iuircments for the remmoider of (hr• facility.
IOrd. X1.0161. sec..-P7.)
2252.11130. RESIDENTIAL USES: A. Every single- family residence,
two - family residence, apartment house and other structure designed
for or intended to be used as a dwelling on a lot or I6arcel of land having
an area of less than one acre per dwelling unit shall have automobile
parking as specifier) herein:
1. Each mingle fannly re .4irlence. I wo coverer] standard mitomohile
C- parking mpucem per o1wr -119111C 111161 Etch two fnnul.N• remuleol-r, om• :11101
one -half covered, phis -pill- half uncovered standard parking spaces.
2. Each bachelor apartment, one covered parking space I10•r
dwelling Unit: each efficiency or one- hedroom apartment, one and -pne-
half covered parking q10 ;w(•4 I6cr 4welling unit: and, each :%partnn•nt
having two or more bedrooms, one and one -half covered, plus one -half
uncovered parking spaces. In addition, 'parking for apartment houses
shall comply with the following provisions:
(a) Parking spaces for apartment hmises shall be standard size -
unless compact size spaces are allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.%
(b) Guest parking shall be provider) for :ell apartment houses
containing ten or more units at a ratio of one standard parking space for
every four dwelling units. These spaces, which may he uncovered, shall
be designated, marked and used only for guest parking.
(c) At least one accessible parking space shall be assigned to
nit
R. Where two-spaces are required or reserver) foi a dwelling unit
such spaces may he developed in tandem. The minimum dimensions for
such tandem spaces are eight feet wide and n total of 1F feet long for,
standard spaces and seven and one -half feet wide and a total of :u) feet
long for compact spaces.
----C-Pairking spaces which are required to be covered shall he pro-
vided in a garage, carport or other suitable structure located in a place
where the erection of such structures is permitted. Uncovered parking
spaces, in addition to those specifically allowed by this section, may
he developed where specifically allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
D. Parking for senior. citizen residences shall comply with the
provisions of Section 22.66.'.x.(5. (Ord. M- I)lhl. Sec. .iQ: Orri. IJW. Ch. 7.
Art. :1. fir(. 7(r1,3, 101-17.)
22.52.1200. SCHOOLS. A. Every hoilrliog osvd 111 whe)r ..r en part ror
an elementary school having no grade above the sixth, shall have. within
500 feet thereof, one automobile parking space for each classr(x6m.
B. Every other building used as a sch6m)I auditonum of a sch046l in
which any pupil is in a grade higher than the sixth shall have, within
WO feet thereof, 'one automobile parking space for each five persons,
based on the occupant Iaad of the largest auditorium or room used for
public assembly, an (determined by the County Enirineor (orn) .(X0161.
tire. 57: Ord. 14.94 (•h. 7. Art. :1. el-. 7ft4. _' IW7 )
22.52.1205. SCRAP METAL PROCESSING. AUTOMOBILE DISMANTUNG.
AND JUNK AND SALVAGE YARDS. A. The following required parking
spaces, and adequate access thereto, shall he maintained for each
yard; these requirements are in addition to those imposed by Section
22.52.1140.
1. One parking space for each 7,000 square feet of yard area or
fraction thereof, up to the first 42,000 square feet.
2. One parking space for each 21),1100 N(tuare fret -pf vnr l arrn
or fraction thereof, in excess of 42,00() square feet;
3. Regardless of size of the yard area, a minimum of three parking
spaces shall be provided.
:t1 --122i Mi
811TW Lute
-n the Holly-
.. No. 129,1:6.
,ere only ooe
;g lot 40 feet
e automobile
No. 129,>{.K
rag any other
et automobile
a building or
operation of
-steel, a dele-
until Action
.'calve to Lad
: f -atreet auto-
Zoning Mali
;h a use, and
c during the
sired number
)matically be
upled or used
spaces are
1 by Ord. No.
ng area sad
stalls. other
existence on
naintalned In
led, bowever,
-g pattern to
ndards estab-
for dwelling
%.It &ball be at
.Il be at least
at least 6 feet
,lose provided
f adjoined On
all. p&rtluon,
:ruction to 10-
easured along
Idth Increased
n.
call be at least
.t )east 26 feet
$t 16 feet long.
width of each
h and parking
of this Section.
k the parking
nd garage con -
of the required
than dwelling
mmodate com-
'max
L.A. QIT`� 000E
Sec 1221A5(cl(Cset3- 1231A5(k)m ARTICLE 1 121
pact cars. Every stall designed to accommodate compact cars
shall be clearly marked as a compact stall. The minimum bay
A widths required by Paragraph (b) of this Subdivision may be
reduced for bays or portions of bays containiag compact stalls,
provided that the net aisle width Is not reduced.
(d) Attended Commerclal Parking Lots. A public parkins
area containing no required parking stalls and providing atten-
dants to park the vehicles st all times when said arc& is open
for use shall be designed In compliance with Paragraphs (e), (f),
(g), (1) and (k) of this Subdivision, but shall not be subject to
the requirements set forth in any other paragmpb of this Sub-
division.
(e) Drivewmy Licadom Access driveways to every parking
area and garage shalt be designed in accordance with Sections
62.1051. 62105.2. 62.105.3 and 62.105.1 of this Code, and In a manner
to provide the minimum practical Interference with the- use of
adjacent property and with pedestrian or vehicular traffic.
Such driveways shall be located In accordance with a plan
approved by the Department of Building and Safety in the fol-
lowing Instances:
7-- (l) On a lot In a "P" (including any combltation with an
"A" or "R" Zone) or "PB" Zone.
r�
e�
r�^
(2) For every parking area and garage havieg a capacity
of more than 2S automobiles or trucks.
The Department of Building and Safety &half disapprove
any plan which it dttermines falls to meet the sta.adards estab-
ilshed by this Partgraph.
(f) DrI ewa) Width. Every access drivewa) shall be at
least nine feet In width in the "A", "RE ", "RS ", "RI ". ""' and
"RW" Zones, and 10 feet In width in "RD ", "R3'. 'R4". "M...
"P". "PB ". "C' and "Ili" Zones, provided however ever) access
dr(vewi) serving a parking arc& or garage baviag a capacity of
more than 25 sutomoblles or trucks shall be at least 19 feet in
width, or In lieu thereof there shall be two access driveways at
least 10 feet in width; provided further, however, tat an access
driveway serving so apartment house erected to the -R2" Zone
shall be at least 10 feet In width. (Amended by Ord No. 144,082,
Eff. 121'11/71.)
(g) Driveway and Ramp Slopes. The slope of every-drive-
way or ramp shall not exceed 20 percent, except ti:at where
or. existing driveway being used for access Is required to be
modified because of a public improvement project such grade
may exceed 20 percent, provided the design Is approved by the
City Engineer.
Transition slopes In driveways and ramps shat: be designed
to the standards established by the Superintendent of Building
and the Cit Engineer.
( ? andem P►rking. Each required parking stall within
a parki shall be individually and easily ac-
cessible, except that automobiles may be parking Ic tandem In
the follouing Instances:
(1) In a public garage or public parking art& providing
atttndants to park vehicles at all times said garage or area to
open for use.
...�r(2) In a private garage or private parking arc& serving
an apartment house, apartment hotel, hotel, two-f&mily dwelling
In an "RW" zone, two-family dwelling in an "RD ", "R3 ", "R4" or
"RS" zone on a lot with a frontage of less than 40 feet, or mul-
tiple or group dwelling, where said tandem parking is not more
than two cars In depth, and provided that at least one p&Vrkg
stall per dwelling unit and all of the parking stalls required for
A
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Hotels, Hotels 1 space per quest room plus 40%
1 space for each 100 sq.ft.
used for meetings and banquets.
Other uses such as bars and
restaurants shall provide parking
in conformance with the requirements
for Commercial Uses listed below.
Senior group housing 1 space per unit 40%
s ace per 5 units
Senior group housing 0.5 space per unit 40%
that is deed restricted 1 guest space per 5 units
for low- moderate income-
levels.
- 190 -
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RONALD ONl GOAT PRELIMINARY LANDSCAPE DESIGN
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ARCHITECT
G I O RG I O DAZZAN
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610 SANTA MONICA BLVD, SUITE 22
I SANTA MONICA, CA 90401
1. A O O I N I A D E,5 V E �1 1 (213) 393 -5055
PLANNING COMMISSION RESOLUTION 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 91-
066
CASE NO. CZ 91 -066 - DESERT VILLAS, LTD.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 22nd day of October, 1991, hold a duly notice Public Hearing to consider
the request of Desert Villas, Ltd. for a Change of Zone from R -1 Single Family
Residential and R -2* 8,000 Multiple Family Residential +9 acres, located on the west
side of Washington Street, 700 feet north of Calle Tampico, more particularly
described as:
APN: 769 - 030 -032 (NORTH PORTION) SOUTH 1/2 OF THE
NORTHWEST SECTION 6, T.6.S., R.7.E., S.B.B.M.
WHEREAS, said Change of Zone request has complied with the
requirements of the California Environmental Quality Act of 1970 (as amended), and
adopted by City Council Resolution 83 -68, in that the Planning and Development
Department has completed an Environmental Assessment /Negative Declaration, which
has been reviewed and considered by the Planning Commission of the City of La
Quinta.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of said Change of Zone.
The proposed Change of Zone, as requested, will not adversely affect the
goals and policies of the La Quinta General Plan.
2. The proposed zoning is consistent with the La Quinta General Plan.
3. The proposed zoning is consistent and compatible with surrounding land use
and zoning designations.
4. Approval of this proposal will not result in a significant adverse impact on the
environment due to mitigation measures contained in the proposed. Negative
Declaration.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case;
RESOPC.049
051
2. That it does hereby recommend adoption of the Negative Declaration by the La
Quinta Planning Commission pursuant to the attached Environmental
Assessment.
3. That it does hereby recommend to the City Council approval of Change of Zone
91 -066 for the reasons set forth in this Resolution and as illustrated in the map
labeled Exhibit "A ", attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 22nd day of October, 1991, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
REsopc -049
KATIE BARROWS, Chairwoman
City of La Quinta, California
2
- 05.2
VA�AN
VACANT
ZONING
R -2
ZONING
� a �
PROPOSED ZONING: R2. PROPOSED ZONING: R2
ULTIPLE FAMILY MULTIPLE FAMILY
,ry
RESIDENTIAL RESIDENTIAL
0 EXISTING ZONING: R1 EXISTING ZONING: R2*
SINGLE FAMILY (8,000) MULTIPLE
RESIDENTIAL FAMILY RESIDENTIAL
73-5 Oil '
C -P ZONING ,
(CZ 91 -063) I
PORTION OF APN: 769 -030 -032
CASE MAP
CASE Nm EXHIBIT A
CHANGE_ OF ZONE 91 -066, DESERT VILLAS
WASHINGTON
STREET
BRIDGE
S -R
ZONING
SINGLE FAMILY
NORTN
SCALE:` 053
SCALE: 1 "= 200'
PLANNING COMMISSION RESOLUTION 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND
GRANTING A VARIANCE FROM THE DWELLING UNIT SIZE
REQUIREMENTS AND OFF - STREET PARKING PROVISIONS
CASE NO. VAR 91 -017 - DESERT VILLAS, LTD.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of October, 1991, hold a duly- noticed Public Hearing to consider
the request of Desert Villas, Ltd. for a Variance to Section 9.160 (Off - .Street
Parking) La Quinta Municipal Code (LQMC), to permit a parking ratio reduction,
tandem parking garages, and a Variance to Section 9.156.040 to permit dwelling unit
sizes less than the 750 square feet minimum or any other items deemed necessary by
the Planning Commission, more particularly described as:
SOUTH 1/2 NORTHWEST SECTION 6, T.6.S., R.7.E.
S.B.B.M. APN: 769 - 030 -032 (PORTION)
WHEREAS, said Variance request has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" (County
of Riverside, Resolution 82 -213, adopted by reference in City of La Quinta Ordinance
5) , in that the Planning Director conducted an initial study, and has determined that
the proposed project will not have a significant adverse impact on the environment;
and
WHEREAS_, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts and reasons to justify the granting of said Variance:
1. The strict application of the off - street parking requirements and design
standards to the subject property will deprive the Applicant of providing an
innovative design solution ( tandem parking spaces) for their senior project.
The tandem spaces will help the developer achieve their on -site parking needs
for this single story development request without having to pursue a two
story development plan.
2. In order to maintain the affordability of the project for low and moderate
income seniors, it is necessary to reduce the unit sizes of some of the units to
about 200 square less than the minimum requirement of 750 square feet to
reduce the construction cost.
3. There are no physical constraints which prohibit development of the site.
4. The mitigation measures of the Environmental Assessment will insure long-
term environmental impacts will not affect the community or abutting
properties.
5. The Conditions of Approval will assure that the project is designed in an
orderly fashion.
RESOPC.054 1
054
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case.
2. That it does hereby confirm the conclusion of the Environmental Assessment
91 -212 which indicated that approval of the Variance would not constitute a
significant impact on the environment and hereby approves a Negative
Declaration of environmental impact.
3. That it does hereby grant said Variance 91 -017 for the reasons set forth in
this Resolution and subject to the attached conditions ( Exhibit "All).
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 22nd day of October, 1991, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
r
RESOPC.054
KATIE BARROWS, Chairman
City of La Quinta, California
2
055
PLANNING COMMISSION RESOLUTION 91- EXHIBIT "A"
CONDITIONS OF APPROVAL - PROPOSED
VARIANCE 91 -017 - DESERT VILLAS, LTD.
CONDITIONS:
1. Senior apartment units within the project will be allowed to have dwelling unit
sizes less than 750 square feet but in no case less than 550 square feet. The
units shall be rented to low and very low income seniors for permanent
housing. The units shall not be rented as second homes. A deed restriction
shall be recorded against the property describing this requirement.
2. The approval shall remain active as long as Plot Plan 91 -467 is in effect.
3. The tandem parking garages shall have internal access provided from inside
the garage to the inside of the dwelling unit without having to go outside,
provided the Uniform Building Code provisions can be maintained.
4. All senior apartment units required by the City shall maintain a parking ratio
of one on -site covered garage space per unit plus 0.5 space per unit open
guest parking.
5. Approval of the Variance is subject to approval of Change of Zone 91 -066 and
Plot Plan 91 -467.
REsopc.054
3
056
r `
CONDITIONS OF APPROVAL
PLOT PLAN 91 -467 - PROPOSED
OCTOBER 22, 1991
DESERT VILLAS, LTD.
GENERAL
1. The development of the property shall be generally be in conformance with the
exhibits contained in the file for PP 91 -467, unless amended otherwise by the
following conditions.
2. The approved plot plan shall be used within one year of the final approval
date; otherwise it shall become null and void and of no effect whatsoever. "Be
used" means the beginning of substantial construction which is contemplated
by this approval, not including grading which is begun within the one year
period and is thereafter diligently pursued until completion. A one year time
extension may be requested as permitted by Municipal Code.
3. Approval of this plot plan shall be subject to final approval of Change of Zone
91 -066 and Variance 91 -017.
4. There shall be no outdoor storage of boats, trailers, or RV's without specific
approval of the Planning Commission.
5. All exterior lighting shall be shielded and directed so as not to shine directly
on surrounding adjoining properties or public rights -of -way. Light standard
type with recessed light source shall also be reviewed and approved by the
Planning Director. Exterior lighting shall comply with Outdoor Light Control
Ordinance and off - street parking requirements.
6. Adequate decorative trash enclosures shall be provided for all structures
designed with pedestrian access that does not require opening the doors, and
provided with opaque metal doors. Plans for trash enclosures to be reviewed
and approved by the Planning Director prior to issuance of a building permit.
Applicant shall contact local waste management company to insure that
enclosure size and location is adequate.
7. If a phasing plan is proposed, the phasing plan shall be approved by the
Planning and Development Director.
8. Handicapped parking spaces and facilities shall be provided per Municipal
Code and State requirements.
9. As required by the General Plan, Applicant shall provide noise study by
qualified engineer prior to issuance of grading permit, to determine impacts
on surrounding residential zones and uses. The noise study shall suggest
mitigation measures which the City can require concerning the development
of the site
CONAPRVL.036
057
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
10. Landscaping planters along the perimeter of the site shall be provided at
maximum width possible with all unusable areas adjacent to property lines
provided in landscaping.
11. The project shall comply with applicable Arts in Public Places Ordinance.
12. The City shall retain a qualified archaeologist, with the Developer to pay
costs, to prepare a mitigation and monitoring plan for artifact location and
recovery. Prior to archaeological studies for this site as well as other
unrecorded information, shall be analyzed prior to the preparation of the
plan.
The plan shall be submitted to the Coachella Valley Archaeological Society
( CVAS) for a two -week review and comment period. At a minimum, the plan
shall: 1) identify the means for digging'test pits; 2) allow sharing the
information with the CVAS; and 3) provide for further testing if the
preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department
for final review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained
a qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant (s) /representative (s) , shall be
submitted to the Planning and Development Department. The list shall provide
the current address and phone number for each monitor. The designated
monitors may be changed from time to time, but no such change shall be
effective unless served by registered or certified mail on the Planning and
Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
remains, there shall be no further grading, excavation or disturbance of the
site or any nearby areas reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Planning and Development Department.
13. Prior to issuance of a building permit for construction of any building or use
contemplated by this use, the Applicant shall obtain permits or clearances
from the following agencies:
CONAPRVL.036
•
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
o City Fire Marshal
o City of La Quinta Public Works Department
o City of La Quinta Planning & Development Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o United States Postal Service
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building Department at the time of application for a
building permit for the proposed project.
14. Provisions shall be made to comply with the terms and requirements of the City
adopted infrastructure fee program in affect at the time of issuance of
building permits.
15. Final landscaping plans shall include approval stamps and signatures from the
Riverside County Agricultural Commissioners office and Coachella Valley Water
District.
16. A bus waiting shelter and bus turn -out shall be provided as requested by
Sunline Transit on the Washington Street when street improvements are
installed.
17. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department ,an interim landscape program for the
entire site which shall be for the purpose of wind and erosion and dust
control. The land owner shall institute blow sand and dust control measures
during grading and site development. These shall include but not be limited
to: a.) use of irrigation during construction and grading activities; b.)
areas not constructed on during first phase shall be planted. in temporary
ground cover or wildflowers and provided with temporary irrigation system;
and c.) provision of wind breaks or wind rolls, fencing, and or landscaping
to reduce the effects upon adjacent properties and property owners. The
landowner shall comply with requirements of the Directors of Public Works and
Planning and Development. All construction and graded areas shall be.
watered at least twice daily while being used to prevent emission of dust and
blow sand.
18. Construction shall comply with all local and State Building Code requirements
in affect at time of issuance of building permit as determined by the Building
Official.
19. Prior to issuance of a grading permit, the Applicant shall prepare and submit
a written report to the Planning and Development Director demonstrating
compliance with those conditions of approval which must be satisfied prior to
issuance of a building permit. Prior to a final building inspection approval,
the Applicant shall prepare and submit a written report demonstrating
CONAPRVL.036
3
059
i•
conditions of Approval
Plot Plan 91 -467
October 22, 1991
compliance with all remaining conditions of approval and mitigation measures.
The Planning and Development Director ,may require inspection or other
monitoring to assure such compliance.
20. A parking lot striping plan including directional arrows, stop signs, no
parking areas, and parking spaces shall be approved by Planning and
Development and Engineering Departments prior to issuance of a building
permit.
21. That all conditions of the Design Review Board shall be complied with as
follows:
A. The landscape program for Washington Street shall include a variation
of planting material such as Palm trees; accent shade trees, lawn,
shrubs, and groundcover. Uplighted trees or palms should be
considered along Washington Street. Incandescent light fixtures will be
required (less than 160 watt) . The final landscape plan should be
reviewed by the Design Review Board during plan check.
B . The proposed retention areas on -site shall be landscaped with materials
which will support growth even though they are accepting water run-
off from paved surfaces.
C.. A meandering eight foot wide sidewalk shall be installed on Washington
Street along the frontage of the site.
D. Any proposed parking lot lighting plan shall be reviewed by the Design
Review Board prior to building plan check. A photometric study shall
be developed which analyzes the lighting pattern on the project and
meets the City's Lighting Ordinance provisions as explained in Chapter
9.210 and 9.160 (Off- Street Parking) . The height of the light poles
shall not exceed 10 feet in height.
E. The Developer shall contribute to the landscape and /or hardscape
program of the future median island on Washington Street.
F. The perimeter wall shall be six feet high as measured from adjoining
grade height and the wall shall be stuccoed to match the building
complex.
G. Pedestrian access shall be provided between this project and the future
shopping center to the south. A pedestrian gate shall be installed
along the south property line where appropriate.
CONAPRVL.036
A
r�
r
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
H . The recreation facilities in the rear portion of the site shall be designed
to account for periodic stormwater flows since the area will be used for
water retention purposes. Passive outdoor equipment shall be examined
and the on -site recreational facilities shall be approved by the Design
Review Board and Planning Commission during final plan review.
I. All units shall be designed for handicap accessibility and include
provisions for hardware installation at a later time when the unit is
rented to a handicap individual. The California State and Federal
statutes shall apply. 1
J. All dwelling units along Washington Street shall be a minimum 30 feet
from the property line. The measurement shall be to the edge of any
building exclusive of building patios or eave overhangs.
K . An on -site manager's unit shall be provided to assist the residents in
their day -to -day management needs.
L. The perpendicular open parking spaces shall be 9 -feet by 18 -feet.
M. The pools shall be handicap accessible and meet all the requirements of
the Building Department and the State of California.
N . The distance between independent building clusters shall be a minimum
10 -feet as required in Chapter 9.44. 100 (R2 Code) .
O. All end space parallel parking spaces should be 9 -feet X 30 -feet and the
interior spaces should be 9 -feet X 24 -feet. The parallel spaces shall
not be used abutting 90- degree parking spaces or if they interfere, with
on -site traffic movement (e.g., the recreation building) .
CITY FIRE MARSHAL
22. Provide a combination of on -site and off -site Super fire hydrants (6" X 4" X
2-1/2" X 2-1/2") on a looped system, located not less than 25 feet or more than
165 feet from any portion of the building(s) as measured along approved
vehicular travelways . The water mains shall be capable of providing a
potential fire flow of 2500 gpm and an actual fire flow available from any one
hydrant shall be 1500 gpm for a two hours at 29 psi residual operating
pressure. The required fire flow must be available before any combustible
material is placed on the job site.
23. Prior to issuance of a building permit, Applicant/ Developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review /approval. Plans shall conform to the fire hydrant types, location and
spacing and the system shall meet the fire flow requirements. Plans shall be
signed /approved by a registered civil engineer with the following
certification: "I certify that the design of the water system is in accordance
CONAPRVL.036
061
l:
n
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
with the requirements prescribed by the Riverside County Fire Department."
Plans shall also be signed by the local water company.
24. Install a complete fire sprinkler system per NFPA 13D. System plans must be
submitted with a plan cheek/ inspection fee to the Fire Department for review.
A statement that the building(s) will be automatically fire sprinklers must be
included on the title page of the building plans.
25. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2AlOBC in rating. Contact certified extinguisher company for proper
placement of equipment.
26. Directory display boards will be required adjacent to each roadway access to
the development. These shall be an illuminated diagrammatic representation
of the actual layout which shows name of complex, all streets, building
designators, unit numbers and fire hydrant locations within the complex.
These directories shall be a minimum 4' X 4' in dimension. Addressing of
buildings and units shall conform to the Riverside County Addressing Policy.
Additional information and details may be obtained by contacting the Fire
Department Planning and Engineering Staff.
27. Gates installed to restrict access shall be power operated and equipped with
a Fire Department override system. Improvement plans for the entry street
and gates shall be submitted to the Fire Department for review /approval prior
to installation.
ENGINEERING DEPARTMENT
28. The Applicant shall vacate vehicle access rights to Washington Street from the
site excluding the two points of access as noted on the site plan.
29. The Applicant shall provide a fully improved landscaped setback lot of noted
width adjacent to the following street right -of- way(s) :
A. Washington Street, 20 feet wide.
30. Landscape and irrigation plans for the landscaped lot (s) shall be prepared in
conformance with the requirements of the Planning Director, and City
Engineer, and approved by same officials prior to construction.
31. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and on -site common area improvements
before the issuance of a site grading permit. Applicant shall pay cash, in lieu
of and equivalent to the respective construction cost, for those improvements
which involve fair -share responsibility that must be deferred until the full
complement of funding is available. Payment of cash in lieu of construction
may be deferred to a future date mutually agreed by the Applicant and City
Engineer, provided security for said future payment is posted by Applicant.
CONAPRVL.036
6
Y 4`
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
32. The on -site grading plan shall be prepared by a register civil engineer and
approved by the City Engineer prior to issuance of the grading permit.
33. The Applicant shall retain a California registered civil engineer, or designate
one who is on the Applicant's staff, to exercise sufficient supervision and
quality control during grading of the site and construction of the
improvements to insure compliance with the plans, specifications, applicable
codes, and ordinances. The engineer retained or designated by the Applicant
and charged with the compliance responsibility shall make the following
certifications upon completion of construction:
A. All grading and improvements were properly monitored by qualified
personnel during construction for compliance with the plans,
specifications, applicable codes; and ordinances and thereby certify the
grading to be in full compliance with those documents.
B . The finished building pad elevations conform with the approved grading
plans.
34. Storm water run -off produced in 24 hours by a 100 year storm shall be
retained on site in landscaped retention basin(s) designed for a maximum
water depth not to exceed six feet. The basin slopes shall not exceed 3:1.
The percolation rate shall be considered to be zero inches per hour unless the
Applicant provides site - specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements' deemed necessary .by the City Engineer.
35. Applicant shall install a nuisance water percolation facility in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer. The facility shall be sized to percolate 160 gallons per day per 5000
s . f . of landscaping.
36.. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a 'report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and /or the engineering geologist must certify to the adequacy of the grading
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
37. The Applicant shall participate in the cost of the designing and installing off -
site improvements as defined in the Owner Participation Agreement that the
Applicant enters into with the City.
CONAPRVL.036
0 6'
r� ..
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
38. The Applicant shall provide a blanket easement that covers the entire
landscaped setback lots for the purpose of a meandering public sidewalk.
39. The Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
40. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on -site, shall be installed in underground
facilities.
41. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by the Applicant shall provide certified reports of soil compaction
tests for review by the City Engineer.
42. The site shall be graded in a manner that permits storm flow in excess of the
retention basin capacity, caused by a storm event greater than the 100 year
24 hour event, to flow out of the tract through a designated emergency
overflow outlet and into the historic drainage relief route. Similarly, the tract
shall be graded in a manner that anticipates receiving storm flow from
adjoining property at locations that have historically received flow for those
occasions when a storm greater than the 100 year 24 hour event occurs.
43. The Applicant shall pay all fees charged by the City as required for
processing, plan checking and construction inspection. The fee amount(s)
shall be those which are in effect at the time the work is undertaken and
accomplished by the City.
SPECIAL
44. The Environmental Fees of the State Fish and Game Department and the
County of Riverside shall be paid within 24 hours after review of the proposed
by the Planning Commission and /or City Council.
45. The final working drawings shall be reviewed by the Design Review Board and
Planning Commission prior to building permit issuance. Said plans shall
include building, landscaping, irrigations, signing, addressing, street,
mechanical, lighting, utility plans, perimeter masonry walls, and materials.
46. All required improvements shall be completed prior to site occupancy of the
proposed development.
47. At least 30 percent of the apartment units shall be for seniors. The minimum
age shall be 55 years or older. Prior to issuance of a building permit program
per State and local requirements shall be approved to the satisfaction of the
City.
CONAPRVL.036
8
Conditions of Approval
Plot Plan 91 -467
October 22, 1991
48. The requirements of the Off - Street Parking Ordinance shall be met as defined
in Chapter 9.160 of the La Quinta Municipal Code unless modified by Variance
91 -017.
49. No roof mounted mechanical equipment shall be permitted unless screened from
view by a building parapet wall or other architectural material.
50. Reciprocal access agreements shall be prepared and approved by the City
Engineering and Director of Planning and Development which secures common
on -site access systems between the property and the abutting property to the
south.
51. Ten or twenty percent of the apartment units shall be used by either very low
or low income families respectively as required by Government Code Section
65915. The units shall be guaranteed to remain affordable for a minimum of 30
years, pursuant to contractual arrangements approved by either the La
Quinta Redevelopment Agency or City Council, prior to issuance of a building
permit.
52. The minimum apartment unit size shall be 750 square feet as required by
Chapter 9.156.040 of the La Quinta Municipal Code unless modified by
Variance 91 -017.
53. The requirements of the Building and Safety Department as addressed in their
October 10, 1991, memo shall be met.
54. An on -site permanent restroom shall be provided and open during daylight
hours for use by gardeners and other maintenance workers.
55. Approval of this Plot Plan subject to an Owner Participation Agreement (OPA)
being signed by the Developer and the City of La Quinta.
56. A lot merger application shall be completed prior to building permit issuance.
57. All mitigation measures of Environmental Assessment 91 -212 shall be met.
CONAPRVL.036 9
0 6
�.
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l:l 1 Y OF LA (.1UINTA
I-LANNING COMM'I'Sslo���
TICS OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta Planning
Commission will hold a PUBLIC HEARING on October 22, 1991, at
7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -105
Calle Estado, on the following item:
ITEM: PLOT PLAN 91 -467, CHANGE OF ZONE 91 -066
& VARIANCE 90 -017
APPLICANT: DESERT VILLAS, LTD.
LOCATION: WEST SIDE OF WASHINGTON STREET,
SOUTH OF THE LA QUINTA CHANNEL,
600 -FEET NORTH OF CALLE TAMPICO.
REQUEST: TO DEVELOP A 109 UNIT RENTAL
COMPLEX (SINGLE STORY) ON +9
ACRES OF LAND ZONED R1 AND R2.
THE APPLICANT IS REQUESTING THE
REDESIGNATION OF A PORTION OF THE
PROPERTY FROM R1 TO R2 AND A VARIANCE
APPLICATION BECAUSE THEY CANNOT MEET
SOME OF THE OFF STREET PARKING STANDARDS
AND SOME OF THE APARTMENT UNIT
SIZES ARE SMALLER THAN PERMITTED.
LEGAL: APN 769 - 030 -032 (NORTH PORTION)
SOUTH HALF OF NORTHWEST SECTION 6,
T6S, R7E
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Calle Tampico-
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The La Quinta Planning and Development Department has completed
an Environmental Assessment on the project. Based upon this
assessment, the proposal will not have a significant adverse
effect on the environment; therefore, a Negative Declaration
has been prepared. The La Quinta Planning Commission will
consider the adoption of the Negative Declaration along with
the proposals at the Hearing.
Any person may submit written comments on the. cases to the
Planning and Development Department prior to the Hearing and /or
may appear and be heard in support of or opposition to the
adoption. of the Negative Declaration and /or the other cited
cases at the time of the Hearing. If you challenge the
decision of these cases in court, you may be limited to raising
only those issues that you or someone else raised either at the
Public Hearing or in written correspondence delivered to the
Planning and Development Department at, or prior to, the Public
Hearing. The development proposals may be viewed by the public
Monday through Friday from 8:00 a.m, until 5:00 p.m. at the
Planning and Development Department, La Quinta City Hall,
78 -099 Calle Estado, La Quinta, California.
---------------------------------------------------------- - - - - --
DO NOT PRINT BELOW THIS LINE
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D
STAFF REPORT � 0 � � r�op �DESIGN REVIEW BOARa
DATE: OCTOBER 2, 1991
PROJECT: PLOT PLAN 91 -467, CHANGE OF ZONE 91 -066
AND VARIANCE 91 -017 - DESERT.VILLAS
APPLICANT: DESERT VILLAS, LIMITED
MR. RICHARD DARLING & MR. CRAIG BRYANT
ARCHITECT: GIORGIO DAZZAN & ASSOCIATES, INC.; MR DAZZAN
CIVIL
ENGINEER: KEITH COMPANIES; MR. MIKE ROWE
LANDSCAPE
ARCHITECT: RONALD GREGORY & ASSOCIATES; MR. RONALD GREGORY
OWNER: AMCOR REALTY FUND III, A CALIFORNIA LIMITED
PARTNERSHIP
REQUEST: PLOT PLAN: TO DEVELOP A 109 UNIT SINGLE STORY
APARTMENT COMPLEX ON +9 ACRES OF LAND ON THE WEST
SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA
QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND
600 FEET NORTH OF CALLE TAMPICO. THE PROPERTY IS
PRESENTLY ZONED R2 MULTIPLE FAMILY AND R1 SINGLE
FAMILY RESIDENTIAL.
THE PROJECT WILL BE A MARKET RATE APARTMENT
COMPLEX, HOWEVER, 30% OF THE DEVELOPMENT WILL BE
FOR SENIOR ADULTS WITH LOW AND MODERATE INCOMES.
CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A
CHANGE IN THE LAND USE DESIGNATION FOR +4 ACRES
OF PROPERTY AT THE REAR OF THE PROJECT SITE FROM
SINGLE FAMILY RESIDENTIAL TO R2 MULTI- FAMILY
RESIDENTIAL (4 -8 DWELLING UNITS /ACRE).
VARIANCE: THE APPLICANT IS REQUESTING
CITY REDUCE THE PARKING STANDARDS
PROJECT WILL HOUSE SENIOR RESIDENTS.
REQUESTING: TANDEM CARPORT /GARAGES,
NUMBER OF ON -SITE PARKING SPACES, AND
SIZES WHICH ARE LESS THAN REQUIRED BY
CODE.
1 THAT THE
BECAUSE THE
THEY ARE
A REDUCED
PROPOSED UNIT
THE ZONING
BONUS DENSITY: THE APPLICANT IS REQUESTING A DENSITY BONUS
FOR THEIR PROJECT BASED ON GOVERNMENT CODE
SECTION 65915 BECAUSE THE PROJECT WILL
INCLUDE PROVISIONS FOR AFFORDABLE HOUSING
UNITS.
DRB10 /2.F1 /CS
-1-
SURROUNDING ZONING
AND LAND USE: NORTH:
R3 /R2 -8000 MULTI - FAMILY /R1 SINGLE
FAMILY; LA QUINTA COUNTRY CLUB
(TENNIS RESORT)
SOUTH:
C -P GENERAL COMMERCIAL; VACANT
(FUTURE RALPH'S SHOPPING CENTER)
EAST:
SR SPECIAL RESIDENTIAL; SCATTERED
SINGLE FAMILY HOMES
WEST:
R3 MULTIPLE FAMILY RESIDENTIAL; LA
QUINTA COUNTRY CLUB (TENNIS RESORT)
DESCRIPTION
OF SITE: THE PROPOSED +9 ACRE SITE IS THE NORTHERLY HALF
OF A PORTION OF 1 TAX LOT (18.4 ACRES). THE LOT IS
FLAT AND UNDEVELOPED AT THIS TIME.
LOCATION: WEST SIDE OF WASHINGTON STREET AND SOUTH OF THE LA
QUINTA STORM CHANNEL AND +600 FEET NORTH OF CALLE
TAMPICO
ON -SITE PARKING: PROVIDED (134 COVERED /89 UNCOVERED) = 223*
REQUIRED (109 COVERED /127 UNCOVERED) = 236
* TOTAL INCLUDES TANDEM PARKING SPACES
BACKGROUND:
The property has +680 feet of frontage along Washington
Avenue and is 740 feet in depth. The site elevation along
Washington Street.is approximately 60 feet above sea level.
The site is partially improved with street improvements along
Washington Street, but the site does not have curb, gutter and
sidewalk improvements at this time. A future raised median
island is proposed along the property frontage pursuant to the
City's adopted'General Plan Circulation Element. The site will
be allowed left -turn access onto Washington Street from the
southerly side of the site pursuant to the past review /approval
of the Ralph's Shopping Center project. This common driveway
will be signalized.
SITE DESIGN:
The design concept uses a clustering of low level single story
residential units around a private courtyard and attached
covered parking for the residents of this complex. The
clusters range from a grouping of 6 to 12 units. The units are
primarily three bedroom (1,150 square feet) but smaller units
are proposed°i(two bedroom /2 bath at 900 square feet, one
bedroom /l bath at 650 square feet and one bedroom /l bath at 550
square feet). Each building group has a pool area and /or
private courtyard. The pools are approximately 500 square feet
and all have concrete decking areas for lounging. Also a
community building has been proposed at the main gated entry.
DRB10 /2.F1 /CS -2-
An active recreation area is proposed for the west side of the
project in the on -site retention basin. A concrete tennis
court and 5 concrete shuffle board courts are proposed.
MARKETING CONCEPT:
Approximately 30% of the units will be for seniors of low to
moderate income based on Riverside County Housing Authority
demographic information. The units will remain affordable and
the developer is presently working with the City's
Redevelopment Agency on this matter as of the writing of this
report. The preliminary rental rates will range from $400 to
$900 per month.
CIRCULATION /PARKING:
As mentioned above, the site has two points of access proposed
along Washington Street, a proposed divided major arterial
(120 -foot right -of -way). The main entry into the site is
located at the center of the property and the other is located
along the shared boundary of the site to the south with the
Ralph's Shopping Center project (Koenig Development). The
project will be a gated community.
LANDSCAPING /SCREENING:
The landscape setback along the frontage of the site is
approximately '20 feet, and a meandering sidewalk is shown along
Washington Street. The sidewalk along Washington Street,
should be eight feet wide to allow pedestrian and bikeway
travel. Landscape planters are interspersed throughout the
site and a six foot wall will be installed around the perimeter
of the site for security purposes.
ARCHITECTURAL DESIGN:
The proposed single story ranch (Spanish style design motif) is
consistent with the City's design guidelines (e.g. the roof,
rough stucco exterior, large glass windows, etc.) Planters are
also interspersed along the pedestrian areas to add additional
character to the entry into the proposed facility.
DRB10 /2.F1 /CS -3-
VARIANCE REQUEST:
A. Parking Program
The developer has requested that the Planning Commission and
City Council allow tandem covered parking spaces and, further,
a reduction in the number of required on -site parking spaces.
The Zoning Code presently requires 1.5 spaces per unit for one
bedroom unit and 2.5 spaces per unit for the multiple bedroom
units. The developer would like to provide 141 covered spaces
and +89 uncovered spaces but all of the proposed spaces seem
to meet the minimum size requirements. A revised project ratio
of 2.0 spaces per unit versus 2.16. The open parallel parking
spaces should be discouraged or enlarged to a minimum size of
9 -feet x 30 -feet.
Staff has researched the request of the developer to have a
smaller number of parking spaces than required for the proposed
senior residents. Our research has shown that many of the
Southern California Cities have a ratio of between .5 to 1.5
spaces per unit as a general requirement, plus additional space
requirements if communal eating facilities are proposed (e.g.
convalescent care, etc.). The following example would occur if
.75 spaces per unit for senior care facilities was allowed.
EXAMPLE:
109 units (30 %) = 33 units for seniors
33 x .75 = 25 spaces (seniors)
38 x 1.5 = 57 spaces
38 x 2.5 = 95 spaces
177 total spaces (Ratio = 1.6 /Unit)
With regard to the tandem space issue, the City has never had
this type of request before concerning residential or
commercial type project. Usually tandem spaces are permitted
if they are over and above. the minimum number of spaces allowed
by the Off- Street Parking Code. The architect has indicated
that he has used this type of design before in the Los Angeles
area and he feels it is an acceptable program for multiple
family developments. The Planning Commission will be' asked to
evaluate the merits of this request.
B. Unit Sizes:
The developer has proposed units (approximately 30 %) which are
less than the minimum size allowed of 750 square feet. The
developer's smallest unit is a one bedroom unit of
approximately 550 square feet. The developer has indicated
that if he is allowed the smaller unit size, 'he will be able to
expand the projects marketability by reducing the rental
rates. This size unit is consistent with the normal size of a
standard urban rental unit for either a studio unit or one
bedroom unit, and it will be up to the Planning Commission and
City Council to. permit this code deviation.
DRB10 /2.F1 /CS -4-
STAFF COMMENTS:
1. The landscape program for Washington Street should
include a variation of planting materials, such as: palm
trees, accent shade trees, lawn, shrubs, and
groundcover. "Uplighted trees or palms should be
considered along Washington Street. Incandescent light
fixtures will be required (less than 160 watt). The
final landscape plan should be reviewed by the Design
Review Board during plan check.
2. The proposed on -site retention areas should be landscaped
with material which will support growth even though the
areas are accepting water run -off from paved surfaces.
3. A meandering eight foot wide sidewalk should be installed
on Washington Street along the frontage of the site.
4. Any proposed parking lot lighting plan should be reviewed
by the Design Review Board prior to building plan check.
A photometric study should be developed with analysis the
lighting pattern on the project and meets the City's
Lighting Ordinance provisions as explained in Chapter
9.210. The height of the light poles should not exceed
10 feet in height, and the lighting contractor should try
to reduce this height if physically possible during
review of the project.
5. The developer should contribute to the landscaping and /or
hardscape program of the proposed traffic median on
Washington Street.
6. The perimeter wall shall be six feet high as measured
from adjoining grade height and the wall should be
stuccoed to match the building complex.
7. Pedestrian access should be provided between this project
and the future shopping center to the south. A
pedestrian gate should be installed along the south
property line.
8. The recreation facilities in the rear portion of the site
should be designed to account for periodic stormwater
flows since the area will be used for water retention
purposes. Passive outdoor equipment should be examined
and the on -site recreational facilities should be
approved by the Design Review Board and Planning
Commission during final plan review.
9. All. units should be designed for handicap accessibility
and include provisions for hardware installation at a
later time when the unit is rented to a handicap
individual. The California State statutes shall apply.
DRB10 /2.F1 /CS -5-
10. All dwelling units along Washington Street should be 30
feet from the property line. The measurement should be
to the edge of any building exclusive of building patios
or eave overhangs.
11. An on -site manager's unit should be provided to assist
the residents in their day -to -day management needs.
12. The open parking spaces should be 9 -feet by 18 -feet.
13. The pools should be handicap accessible and meet all the
requirements of the Building Department and the State of
California.
14. The distance between independent building clusters should
be minimum 10 -feet as required in Chapter 9.44.100 (R2
Code).
15. All end space parallel parking spaces should be 9 -feet x
30 -feet and the interior spaces should be 9 -feet x
24 -feet. the spaces should be discouraged if they are
used abutting 90- degree parking spaces or it they might
interfere with on -site traffic movement (e.g. the
recreation building). Staff would recommend 90- degree
parking spaces for this project instead of the proposed
parallel spaces because the project will house senior
citizens who might find it difficult to use parallel
spaces versus 90- degree parking spaces.
CONCLUSION:
The project has been designed to encourage tenant interaction
at the condominium courtyards internal to each buildings
cluster. The spaces are inviting but yet sheltered from
vehicular traffic. Passive recreation has also been
encouraged. The only negative comment our department would
have is that it would have been nice to have limited the amount
of paving used for parking areas to a perimeter scheme which
would have allowed a larger centralizing greenbelt in the
center of the project, abutting the Recreation Building.
However, in order to do this the developer would have had to
involve a two story plan as well.
RECOMMENDATION:
It is recommended that the Design Review Board recommend
approval of Plot Plan 91 -467 to the Planning Commission subject
to Staff's comments which are noted above. If the Board
disagrees with this recommendation, the Design Review Board
should continue the project to the next regular meeting so that
the applicant and his designer will have adequate time in which
to revise their plans.
Attachments: 1. Location Map
2. Large Plans
3. Reduced Plans
4. Applicant's statement.for the Variance
DRB10 /2.F1 /CS -6-
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ZONING
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VACAN'v
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ZONING
VACANT
R -3
ZONING
CHANGE OF ZONE EXHIBIT
735.
C -P ZONING
(CZ 91 -063)
a
S -R
ZONING
SINGLE FAMILY
CEt
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CITY Ur LN QUANTA
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LA (at UNTA
DESERT VILL AS
F7
2 6 1991
LJUL
DA,ZAN
4".-:.,,
• •F , c
�
EXHIBIT
CASE NO. c4
Mo... a a^4 00-1
L-2
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„rs.�ro.r.cr' JiJ
U I 2 6 1991
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CASE NO- 1 -�{b
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...........
A. *AND flu$"
co WALLA & PLAA$Ta"
LA ("NTA
DESERT VLLAS
GjORW DAZZAN
A ASOOCLW"OW AMC-"W'
UL 26
1991
EXHIBIT
CASE N Oek -"4
a7
EtiTA' GAL
�MR
oO
E N T R Y S E C' T 1 O N A - A'
sCALI vr.r -r
-�aLA OUINTA DESERT VILLAS
►• Ouln1s• CINfornif.
NO —D D.*GO.r PRELIMINARY LANDSCAPE DESIGN
h:.:.RF.1r1 -I.►A .
E M T R T E L E • A T 1 O 0
ecrA: ar•.r•r
EXHIBIT ----��
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EXHIBIT
CASE N0. -------
1--i'
all,
R E TJU CE D QA RKING
TAWD� M PAPKiNG
A0
ALLOWANCF--S
SEP
ARCHITECT
GIORGIO DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
1213) 393-5055
L�
Sec. 52.1175 (Cont.) — 52.1180 CHAPTER 22.52 337
standards where applicable. Where said standards are not available, the
Director shall make such determination based on the recommendation
of the Director of the Department of Parks and Recreation.
B. The Director may, without public hearing, approve a modifica-
tion in the number of automobile parking spaces required by this section,
where he finds:
1. That the Director of the Department of Parks and Recreation
has determined that due to location, size or other factors, anticipated
client usage would indicate that a lesser parking requirement is
adequate and so recommends; and
2. That elimination of parking spaces in the number proposers will
not result in traffic congestion, excessive off -site parking, or unauthorized
use of parking facilities developed to serve surrounding property: and
:3. That no written protest to the proposed reduction in parking
spaces has been receivers within 15 working days following the date of
mailing by the Director, of notice of the proposed modification by first
class mail, postage prepaid, to all persons whose names and addresses
appear on the latest available assessment roll of the County of Los
Angeles as owning property within a distance of 500 feet from the ex-
terior boundaries of such park. Such notice shall also indicate that any
person opposed to the },rranting of such modification may express such
opposition by written protest to the Director within the prescribed
15 -day period; and
4. That sufficient land area is reserved to ensure that the parking
requirements of this section may he complied with should such additional
parking he rcepeired in the future duc to changes in client usage.
C. in all cass W111-1-1. ;I protest. has ho-on rccciveeJ a public
hearing shall he scheduled before the Commission. All procedures rela-
tive to notification, public hearing ;end appeal shall be the same as.for a
conditional use permit. following a public hearing the Commission shall
approve or deny the proposed modification, based on the findings re-
quired by this section for approval by the Director exclusive of written
protest. (Ord. See. 56, Ord. 1494 Ch. 7.4rt. 3 J 70:1.16, 1927. )
22.52.1177. RACQUETBALL AND TENNIS COURTS. Every racquetball,
tennis or similar court shall provide two parking spaces per court in
addition to the parking requirements for the remainder of the facility.
(Ord. Sec. 57.)
22.52.1180. RESIDENTIAL USES: A. Every single- family residence,
two - family residence, apartment house and other structure designed
for or intended to be used as a dwelling on a lot or parcel of land having
an area of less than one acre per dwelling unit shall have automobile
parking as specified herein:
1. Each single- family residence, two covered standard automobile
parking spaces lier dwelling unit. Each two- family residence, one and
one -half covered, plus one -half uncovered standard parking spaces.
2. Each bachelor apartment, one covered parking space per
dwelling unit; each efficiency or one - bedroom apartment, one and one -
half covered parking spavew per dwelling unit; and. each apartment
CHAPTER 22.52 Sec. 52.1180 (Cant) — 52.1205 .
having two or more bedrooms, one and one -half covered, plus one -half
uncovered parking spaces. In addition, parking for apartment houses
shall comply with the following provisions:
(a) Parking spaces for apartment houses shall be standard size
unless compact size spaces are allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
(b) Guest parking shall he provided for all apartment houses
containing ten or more units at a ratio of one standard parking space for
every four dwelling units. These spaces, which may be uncovered, shall
be designated, marked and used only for guest parking.
(c) At least one accessible parking space shall be assigned to
B. Where two spaces are required or reserved for a dwelling unit
such spaces may be developed in tandem. The minimum dimensions for
such tandem spaces are eight feet wide and a total of 36 feet long for
standard spaces and seven and one -half feet wide and a total of :ell feet
long for compact spaces.
ar Ong spaces w tc are required to be covered shall be pro-
vided in a garage, carport or other suitable structure located in a place
where the erection of such structures is permitted. Uncovered parking
spaces, in addition to those specifically allowed by this section, may
be developed where specifically allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
D. Parking for senior citizen residences shall comply with the
provisions of Section 22.56.:...'`35. (Oni. 83 -0161. Sec. 58. Ord. 1494. Ch. 7.
Art. 3, tier. 7Gl'1.3, 1027 )
22.52.1200. SCHOOLS. A. Every building used in whole or in part for
an elementary school having no grade above the sixth, shall have, within
500 feet thereof, one automobile parking space for each classroom.
B. Every other building used as a school auditorium of a school in
which any pupil is in a grade higher than the sixth shall have, within
500 feet thereof, one automobile parking space for each five persons,
based on the occupant load of the largest auditorium or room used for
public assembly, as determined by the County Engineer. (Ord. XT0161.
Sec. 57. Ord. 1494 Ch. 7, Ari. 3, Sec. =.;3 1.927.)
22.52.1205. SCRAP METAL PROCESSING, AUTOMOBILE DISMANTLING,
AND JUNK AND SALVAGE YARDS. A. The following required parking
spaces, and adequate access thereto, shall be maintained for each
yard; these requirements are in addition to those imposed by Section
22.52.1140.
1. One parking space for each 7,000 square feet of yard area or
fraction thereof, up to the first 42,000 square feet.
2. One parking space for each 20,000 square feet of yarn area
or fraction thereof, in excess of 42,000 square feet;
3. Regardless of size of the yard area, a minimum of three parking
spaces shall be provided.
811ver Lake
.n the holly-
.. No. 129.1 K
:ere only ooe
,g lot 40 feet
.e automobile
. No. 1y,9,ES4,
ng any other
et automobile
a building or
. operation of
-ated, a dele-
unity Action
f ective, to and
f.atreet auto-
Zoning Plan
ch a use, and
,e during the
sired number
omatically be
upled or used
a spaces are
3 by Ord. No.
ng area and
stalla, other
existence on
maintained In
ied, however,
ng pattern is
.ndards est.ab-
for dwelling
in shall be at
:11 be at least
at least 8 feet
hose provided
s adjoined on
'all, partition,
tructlon is 10-
ea.sured along
idth increased
n.
-iall be at least
�t least 26 feet
st 18 feet long.
width of each
:h and parking
of this Section.
k the parking
nd garage con -
of the required
than dwelling
mmodate com-
See.12110c) (Co9t)-- 121IA5(MXZ) ARTICLE 2 121
pact cars. Every stall designed to accommodate compact cars
shall be clearly marked as a compact stall. The minimum bay
-. widths required by Paragraph (b) of this Subdivision may be
reduced for bays or portions of bays containing compact stalls,
provided that the net aisle width Is not reduced.
D
r.
(d) Attended Commercial Parking Lots. A public parking
area containing no required parking stalls and providing atten-
dants to park the. vehicles at all times when said area is open
for use shall be designed in compliance with Paragraphs (e), (f),
(g), (i) and (k) of this Subdivision, but shall not be subject to
the requirements set forth in any other paragraph of this Sub-
division.
(e) Driveway Location. Access driveways to every parking
area and garage shall be designed in accordance with Sections
82.105.1, 82.105.2, 82.1053 and 82.105.4 of this Code, and in a manner
to provide the minimum practical interference with the use of
adjacent property and with pedestrian or vehicular traffic.
Such driveways. shall be located In accordance with a plan
approved by the Department of Building and Safety In the fol-
lowing instances:
(1) On a lot in a "P" (Including any combination with an
"A" or "R" Zone) or "PB" Zone.
(2) For every parking area and garage having a capacity
of more than 25 automobiles or trucks.
The Department of Building and Safety shall disapprove
any plan which It determines falls to meet the standards estab-
lished by this Paragraph.
(f) Driveway Width. Every access driveway shall be at
least nine feet in width In the "A ", "RE ", "RS ", "Rl ", "R2" and
"RW" Zones, and 10 feet In width in "RD ", "R3 ", "R4 "; "RV,
"P", "PB ", "C' and "Id" Zones, provided however, every access
driveway serving a parking area or garage having a capacity of
more than 25 automobiles or trucks shall be at least 19 feet in
width, or in lieu thereof there shall be two access driveways at
least 10 feet in width; provided further, however, that an access
driveway serving an apartment house erected in the "R2" Zone
shall be at least 10 feet In width. (Amended by Ord No. 144,082,
Eft. 12/11/72.)
(g) Driveway and Ramp Slopes. The slope of every-drive-
way or ramp shall not exceed 20 percent; except that where
an existing driveway being used for access is required to be
modified because of a public Improvement project, such grade
may exceed 20 percent, provided the design Is approved by the
City Engineer.
Transition slopes In driveways and ramps shall be designed
to the standards established by the Superintendent of Building
and the Clt Engineer.
( Tandem Parking. Each required parking stall within
a parki shall be Individually and easily ac-
cessible, except that automobiles may be parking In tandem in
the following Instances;
(1) In a public garage or public parking area providing
attendants to park vehicles at all times said garage or area is
open for use.
.a.,Ilb.(2) In a private garage or private parking area serving
an apartment house, apartment hotel, hotel, two-family dwelling
In an "RW" zone, two-family dwelling in an "RD ", "R3 ", "R4" or
"RS" zone on a lot with a frontage of less than 40 feet, or mul-
tiple or group dwelling, where said tandem parking is not more
than two cars in depth, and provided that at least one parking
stall per dwelling unit and all of the parking stalls required for
i.4
S
Hotels, Motels 1 space per guest room plus 40%
1 space for each 200 sq.ft.
used for meetings and banquets.
Other uses such as bars and
restaurants shall provide parking
in conformance with the requirements
for Commercial Uses listed below.
Senior group housing 1 space per unit 40%
Oeo
s ace per 5 units
Senior group housing 0.5 space per unit 40%
that is deed restricted 1 guest space per 5 units
for low- moderate income-
levels.
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LA OU IN j A DE5E �,T VJ LLA 5
I
ARCHITECT
GIORGIO DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
(213) 393 -5055
r
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TgNn� M PARKING ALLOW NCES
ARCHITECT
GIORGIO DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
(213) 393 -5055
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338 Co HA� PTER 2252 Sec. 52.1180 (Cont.) — 52.1205
Sec. 52.1175 (Cont) — 52.1180 CHAPTER 22.52 337
standards where applicable. Where said standards are not available, the
Director shall make such determination based on the recommendation
of the Director of the Department of Parks and Recreation.
B. The Director may, without public hearing, approve a modifica-
tion in the number of automobile parking spaces required by this section,
where he finds:
1. That the Director of the Department of Parks and Recreation
has determined that due to location, size or other factors, anticipated
client usage would indicate that a lesser parking requirement is
adequate and so recommends; and
2. That elimination of parking spaces in the number proposed will
not result in traffic congestion, excessive off -site parking, or unauthorized
use of parking facilities developed to serve surrounding property; and
3. That no written protest to the proposed reduction in parking
spaces has been received within 15 working days following the date of
mailing by the Director, of notice of the proposed modification by first
class mail, postage prepaid, to all persons whose names and addresses
appear on the latest available assessment roll of the County of Los
Angeles as owning property within a distance of 500 feet from the ex-
terior boundaries of such park. Such notice shall also indicate that any
person opposed to the granting of such modification may express such
opposition by written protest to the Director within the prescribed
15 -day period; and
4. That sufficient land area is reserved to ensure that the parking
requirements of this section may be complied with should such additional
parking be required in the future due to changes in client usage.
C. In all cases where a written protest has been received a public
hearing shall be scheduled before the Commission. All procedures rela-
tive to notification, public hearing and appeal shall be the same as for a
conditional use permit. Following a public hearing the Commission shall
approve or deny the proposed modification, based on the findings re-
quired by this section for approval by the Director exclusive of written
protest. (Ord. 83 -0161, See. 56; Ord. 1494 Ch. 7 Art. 3 § 703.16, 1927.)
22.52.1177. RACQUETBALL AND TENNIS COURTS. Every racquetball,
tennis or similar court shall provide two parking spaces per court in
addition to the parking requirements for the remainder of the facility.
(Ord. 83 -0161, Sec. 57.)
22.52.1180. RESIDENTIAL USES: A. Every single - family residence,
two - family residence, apartment house and other structure designed
for or intended to be used as a dwelling on a lot or parcel of land having
an area of less than one acre per dwelling unit shall have automobile
parking as specified herein:
1. Each single - family residence, two covered standard automobile
parking spaces per dwelling unit. Each two - family residence, one and
one -half covered, plus one -half uncovered standard parking spaces.
2. Each bachelor apartment, one covered parking space per
dwelling unit; each efficiency or one - bedroom apartment, one and one -
half covered parking spaces per dwelling unit; and, each apartment
having two or more bedrooms, one and one -half covered, plus one -half
uncovered parking spaces. In addition, parking for apartment houses
shall comply with the following provisions:
(a) Parking spaces for apartment houses shall be standard size
unless compact size spaces are allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
(b) Guest parking shall be provided for all apartment houses
containing ten or more units at a ratio of one standard parking space for
every four dwelling units. These spaces, which may be uncovered, shall
be designated, marked and used only for guest parking.
(c) At least one accessible parking space shall be assigned to
"- B. Where two spaces are required or reserved for a dwelling unit
such spaces may be developed in tandem. The minimum dimensions for
such tandem spaces are eight feet wide and a total of 36 feet long for
standard spaces and seven and 'one -half feet wide and a total of 30 feet
long for compact spaces.
""""C`Parking spaces which are required to be covered shall be pro-
vided in a garage, carport or other suitable structure located in a place
where the erection of such structures is permitted. Uncovered parking
spaces, in addition to those specifically allowed by this section, may
be developed where specifically allowed by a parking permit approved
pursuant to Part 7 of Chapter 22.56.
D. Parking for senior citizen residences shall comply with the
provisions of Section 22.56.235. (Ord. 83 -0161, Sec. 58; Ord. 1494, Ch. 7,
Art. 3, Sec. 703.3, 1027.)
22.52.1200. SCHOOLS. A. Every building used in whole or in part for
an elementary school having no grade above the sixth, shall have, within
500 feet thereof, one automobile parking space for each classroom.
B. Every other building used as a school auditorium of a school in
which any pupil is in a grade higher than the sixth shall have, within
500 feet thereof, one automobile parking space for each five persons,
based on the occupant load of the largest auditorium or room used for
public assembly, as determined by the County Engineer. (Ord. 83 -0161,
Sec. 57; Ord. 1494 Ch. 7, Art. 3, Sec. 703.2, 1927 )
22.52.1205. SCRAP METAL PROCESSING, AUTOMOBILE DISMANTLING,
AND JUNK AND SALVAGE YARDS. A. The following required parking
spaces, and adequate access thereto, shall be maintained for each
yard; these requirements are in addition to those imposed by Section
22.52.1140.
1. One parking space for each 7,000 square feet of yard area or
fraction thereof, up to the first 42,000 square feet.
2. One parking space for each 20,000 square feet of yard area
or fraction thereof, in excess of 42,000 square feet;
3. Regardless of size of the yard area, a minimum of three parking
spaces shall be provided.
to r12.l1A73fof'�'X,��;
Silver Lake' . � a
the "Holly -
No. 128,884.
ire only. one
5 lot 40,feet
automobile
No. 128,884,
g any other
t automobile
building or
operation of
ated, a dele-
1111ty Action
Ktive to and
t- street auto -
Zoning Plan
h a use, and
during the
ired number
at)cally be
pied or used
spaces are
by Ord. No.
g area and
stalls, other
xistence on
aintained in
however,
pattern is
darda estab-
r dwelling
shall be at
be at least
least 8 feet
le provided
adjoined on
1, partition,
tction is 10-
igred along
.h Increased
1 be at least
least 26 feet
18 feet long.
dth of each
nd parking
his Section.
he parking
garage con-
e required
an dwelling
odate com-
Sec. 121100 (Conti- 12110h)(2) ARTICLE 2 121
>" pact cars. Every stall designed to accommodate compact care
shall be clearly marked as a compact stall. The minimum bay
widths required by Paragraph (b) of this Subdivision may be
reduced for bays or portions of bays containing compact stalls,
provided that the net aisle width is not reduced.
(d) Attended Commercial Parking Lots. A public parking
area containing no required parking stalls and providing atten-
4,,:, dents to park the vehicles at all times when said area is open
for use shall be designed in compliance with Paragraphs (e), (f),
(g), (i) and (k) of this Subdivision, but shall not be subject to
the requirements set forth in any other paragraph of this Sub-
division.
(e) Driveway Location. Access driveways to every parking
area and garage shall be designed in accordance with Sections
82.105.1, 82.105.2, 82.105.3 and 82.105.4 of this Code, and in a manner
to provide the minimum practical interference with the use of
adjacent property and with pedestrian or vehicular traffic.
Such driveways shall be located In accordance with a plan
approved by the Department of Building and Safety in the fol-
lowing instances:
(1) On a lot in a "P" (including any combination with an
® "A" or "R" Zone) or "PB" Zone.
(2) For every parking area and garage having a capacity
of more than 25 automobiles or trucks.
The Department of Building and Safety shall disapprove
-- any plan which . it determines fails to meet the standards estab-
lished by this Paragraph.
M Driveway Width. Every access driveway shall be at
least nine feet in width in the "A", "RE ", "RS ", "R1 ", "112" and
-- "RVW" Zones, and 10 feet in width in "RD ", "R3 ", "R4", "315 ",
"P", "PB", "C" and "M" Zones, provided however, every access
driveway serving a parking area or garage having a capacity of
more than 25 automobiles or trucks shall be at least 19 feet in
width, or in lieu thereof there shall be two access driveways at
least 10 feet in width; provided further, however, that an access
driveway serving an apartment house erected to the "R2" Zone
shall be at least 10 feet in width. (Amended by Ord. No. 144,082,
E:ff. 12/11/72.)
(g) Driveway and Ramp Slopes. The slope of every--drive-
way or ramp shall not exceed ,20 percent; except that where
an existing driveway being used for access is required to be
modified because of a public improvement project, such grade
may exceed 20 percent, provided the design Is approved by the
City Engineer.
Transition slopes In driveways and ramps shall be designed
to the standards established by the Superintendent of Building
and the OT.j,dV� Egineer.
( m Park ing. Each required parking stall within
a parki shall be individually and easily ac-
cessible, except that automobiles may be parking in tandem in
the following Instances:
(1) In a public garage or public parking area providing
attendants to park vehicles at all times said garage or area is
open for use.
w. &I.M In a private garage or private parking area serving
an apartment house, apartment hotel, hotel, two - family dwelling
In an "RW" zone, two - family dwelling in an "RD ", "113 ", "R4" or
"115" zone on a lot with a frontage of less than 40 feet, or mul-
tiple or group dwelling, where said tandem parking Is not more
than two cars in depth, and provided that at least ong parkin
stall per dwelling unit and all of the parking stalls required for
111.
,w
M
,
' 4
2.
' 61'Ci A
' vSi N4
'122 ARTICLE 2 See. 12.21ASiI1 M (Ceet)-- 12.21A6(el S
See. f2 21A61e1(Coat
any guest rooms are individually and easily accessible. (Amended w
by Ord. No. 145,927, Eff. 5/25/74.) c
(I) Parking Stall Location. Each automobile parking stall (
(d) Walls : or
shall be so located that; w
w a
(1) No automobile is required to back onto any public (
(1) acros
street or sidewalk to leave the parking stall, parking bay or drive-
way, except where such parking stalls, parking bays or driveways (
(2) on a
serve not more than two dwelling units and where the driveway (
(3) alonl
access is to a street other than a major or secondary highway. a
area, or a "P" (
(Amended by Ord. 151,809, Eff. 11/27/79.)
or "M" zone;
(2) Parking maneuvers can be accomplished without (
(4) aloni
driving onto that portion of a required front yard where drive- l
lot line, where
ways are prohibited. Car stops or other barriers shall be provided w
within 15 feet o
In accordance with Section 12.21-A,6. (Amended by Ord. No. v
vided to prevent
144,092. Eff. 12/11/72.) s
said space is lar
(j) Internal Circulation. All portions of a public parking (
(5) along
area or public garage shall be accessible to all other portions a
abuts a street;
thereof without requiring the use of any public street, unless l
landscaped area
the Department of Transportation determines that such use Is c
cent of said sal
not detrimental to the flow of traffic. (Amended by Ord. No.
'152,425, Eff. 6/29/79.) (
(e) Wall
(k) Lighting. All lights used to illuminate a parking area h
hereof, or const
shall be designed, located and arranged so as to reflect the light h
foollil owing
away from any street and any adjacent premises. f
All parking areas and garages provided for three or more (
(1) ) he
the
any lot where f.
dwelling units or guest rooms shall have an average surface
♦ �A
City of
Santa Monica
Zoning Ordinance
P,
E17 P I T 9u
10
•
Ile
r;
�i
o-Y �- (Pr fw ° h N o e � Q &W o e(�3-
Hotels, Motels 1 space per guest room plus 40$
1 space for each 200 sq.ft.
used for meetings and banquets.
Other uses such as bars and
restaurants shall provide parking
in conformance with the requirements
for Commercial Uses listed below.
Senior group housing 1 space per unit 40%
pest space per 5 units
Senior group housing 0.5 space per unit 40%
that is deed restricted 1 guest space per 5 units
for low - moderate income
levels.
- 190 -
r
i' a . - ��
•
2:oh
2x� � ►2p
Cox 12
j III
I I�
_o
N
0
PLASTER COVERED (MSPIUM SAND F1NKjµ)
1RELUS COL - Ig'' o
24',c 24" 05a
f90 51AE
2�O i
Vo Cot.
-- _ _ — PIAf� v► s:w
fEMBTAL
I LGx 12
'( N CA C - - - - -T -kE LL-1-5- :.�J.E. j� I L
- ^ -1 A OU.1N A 1)E5E�,T VI LLAs
ARCHITECT
GIORGIO DAZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA. MONICA, CA 90401
(213) 393 -5055
r •
s
30- Apr -91
_
T
Revised per HM Chart"
CALIFORNIA TAX
CREDIT AU=A71ON
COPRCMEE
dated February 1 , 1991
MAXIMUM INCOME LEVELS
-
MMIAN
FAM Y
One
'-
Tree
Four
Five
Six
seven
Eight
County
11fCOME
Person
Person
Person
Person
Person
Person
Person
Person
PLACER
50% Incouie
Level_
$13,900
$15,900
$17,850
$19,850
$21,450
$23,050
$24,600
$26,200
$39,,700
60% Incxme
Level
$16,680
$19,080
$21,420
$23,820
$25,744
$27,664
$29,524
$31,440
PLUMAS
5" Income
level
$1-1,400
$12,550
$14,154
$25,700
$16,950
$18,208
$19,450
$20,700
$30,500
60-t Income
Level
-�
$1,3,'200
$15,060
$16,980
$18,840
$20,340
$21,840
$23,340
$24,840
RIVERSIDE
50% Incame
Level
$12,600
$24,400
$16,208
$18,000
$19,450
$20,900
$- Z2,300
$23,750
$36,000
Incaoe
Level
$15,120
$.17,280
$19,440
$21,600
$23,340
$25,0810
$26,760
$28,500
50% 7ncxme
Level
$13,900
$15,940
$17,850
$19,850
$21,450
$23,058
$24,600
$26,200
.$35,700
60t Income
Level
$16,680
$19,080
$21,420
$23,820
$25J,74OS
$27,660
$29,520
$31,440
50: Inge
Level
$11,540
$13,100
$14,750
$16,400
$17,700
$19,000
$20,350
$21,650
$32,800
50$ a
Level
513,800
$15,720
$17, 00
$19,680
$21,240
_$22,800
$24,420
$25,980
SAN SF71 Q RDIM
Y
so 5t Incrxne
1,-Vel
$12,600
$14,400
$ 6,200
$18,004
$19,454
$20,900
$22,300
523, 750
$36, t?Oa
6'0$ Income
I-evi.1
$15,120
$1c,M
519,E
$21,600
$23,340
$25,080
$26,;60
$28,500
RENT CALCULATIONS FILE LONRTCAL
AUGUST 14, 1991
---- - - - - -- -=------------------------------------------------------------------------------------------------------------------------------------------
UNIT SITE RENT LEVEL AT 30% OF 501 OF MEDIAN RENT LEVEL AT 30x OF 60% OF MEDIAN RENT LEVEL AT 30% OF 8OX OF MEDIAN
3 BEDROOM - 2.5 BATH $472.50 $567.00 $756.00
BEDROOM - 2 BATH $425.25 $510.30 $680.40
I BEDROOM - 1 BATH $378.00 $453.60 $604.80
---------------------------------------------------------------------------------------------------------------------------------------------------------
MEDIAN INCOME IN RIVERSIDE COUNTY IS $36,000
FOR 1991. ALL RENTAL FIGURES ARE
ADJUSTED UPWARD 51 FOR 1992.
THE 3 BEDROOM UNITS ARE ADJUSTED FOR 4 PEOPLE
THE 2 BEDROOM UNITS ARE ADJUSTED FOR 3 PEOPLE
THE 1 BEDROOM UNITS ARE ADJUSTED FOR 2 PEOPLE BUT HAVE
BEEN FURTHER REDUCED ON THE LA AUINTA PROFORMA TO
A LEVEL THAT IS $50.00 A MONTH LESS THAN CURRENT MARKET RENT
r
DEC -16 -1991 10,30 FROM, TANDAM BUILDERS INC TO
r
TANDAM BUILDERS, INC.
License # 477405
VXA ups
December 13, 1991
Mr. Roaald- Kiedrowski
Executive-Director
La Quinta- Redevelopment Agency
CITY 0P-1A QUINTA
78- 105.Palle Estado
La Quinta, CA 92253
RE: DMERT VILLAS
LA QUINTA, CA
Dear Mr. Kiedrowski:
16195645617 P.01
In accordance with our prior discussions, we have revised the
referenced site plan in order to accommodate budgetary restraints.
The enclosed site plan (11 copies) has been modified as follows:
Circulation has been decreased adding area to the
central island.
The eleven 3 bedroom units have been converted to
2 bedroom units. There are now 77 total 2 bedroom
units versus the original 66.
The 21 (650 sq.ft.) units have been reduced to 20
units.
The 16 (550 sq.ft.) units have been reduced to 15
units.
- The total number of units is now ll2 instead of the
original 109; this provides a density of 12.23
units /acre against the original 11.77 units /acre.
The garages have been converted to carports.
Parking has been increased to 254 stalls to meet
city requirements at now code.
_ 1630 17th Street a Santa Monica, California 90404
(273j'452- 0f96`• Fax: (213) 392 -6670
DF�C -16 -1991 10; ?1 FROM TANDAM BUILDERS INC TO 16195845617 F.02
r Y
Mr. Ronald Kiedrowski
December 13, 1991
page two
- The two waterfall features at the principal entry
gate have been substituted by a single water feature
in the center of the driveway!
Two pools have been eliminated.
- No kiosk
- Landscape cost reduction
- All parallel parking removed
Please oontact us shvald you require further information.
Sincerely,_`
r_g R and L. D
Enclosure as noted
cc: Craig Bryant
J.
9,11; IN N -
MEMBER AGENCIES
Cathedral City
Coachella
Desert Hot Springs
Indian Wells
Indio
La Quinta
Palm Desert
Palm Springs
Rancho Mirage
Riverside County
Mr. Greg Trousdell,
City of La Quinta
P. O. Box 1504
La Quinta, CA 92253
Dear Greg:
Associate Planner
RE: Plot Plan 91- 467/CZ 91 -066
December 5, 1991
"' 4 y '.F Rtlg
DEC
P Etta;=
Thank you for allowing SunLine Transit Agency to review the plans
for the La Quinta-Desert Villas to be located on Washington Street.
As you "are- aware, SunLine Transit Agency operates bus service on
Washington�Street. Currently, the service is on 60 minute headways
during the base period and 30 minute service during the peak hours.
As projects of this size and nature develop along Washington Street,
the demand for transit will increase. Therefore, we request that
the city ask the developer to include a bus turnout and a passenger
waiting shelter on their property. This should be located on
Washington Street, just north of their main entrance.
I note that initial comments were requested by August 28, 1991. I
also understand from our telephone conversation that additional
action may be required on this project. Therefore, SunLine Transit
Agency would ask that you use your best efforts to include this
{ ,
p VJGIit, 11 4t. Clil l7J:J5-:.J1E'.
SunLine Transit Agency will be happy to work with the city and with
the developer to design a mutually acceptable stop. Please feel
free to call me regarding these comments.
Yours very truly,
SU LINE TRANSIT AGENCY
Debra"Astin
Director of Planning'
DA /n
cc: File
32 -505 Harry Oliver Trail • Thousand Palms, CA 92276 • (619) 343 -3456 . FAX (619) 343 -3845
A Public Agency
� FILE COPY
78 -105 CALLE ESTADO — LA OUINTA, CALIFORNIA 92253 - (6191'564-2246
FAX (619) 564 -5617
November 21., 1991
Mr. Craig Bryant
Winchester Asset Management _
41 -865 Boardwalk, Suite 101
Palm Desert, CA 92260
SUBJECT: CHANGE OF ZONE 91 -066, VARIANCE 91 -017 &
PLOT PLAN 91 -467
Dear Mr. Bryant:
On November 19, 1991, the La Quinta City Council tabled your
project. Since the Council did not specify a date certain, we
will have to readvertise your case in the future. Please
contact our department to establish a new hearing date for your
project.
If you have any questions, please contact the undersigned.
Very truly yours,
DEVELOPMENT DIRECTOR
Gre?-Trousdell
Associate Planner
GT:ccs
Attachment
cc: Mr. Mike Rowe; Keith Companies
Mr. Giorgia Dazzan; Architect
Mr. Richard Darling; Tandam Building, Inc.
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
LTRGT.052 /CS
4
78 -105 CALLE ESTADO LA QUINTA;--CALIFORNIA- -- 92253 - (619) 564 -2246
FAX (619) 564 -5617
November 21, 1991
Mr. Craig Bryant -
Winchester Asset Management _
41 -865 Boardwalk, Suite 101 - -- -
Palm Desert, CA 92260
SUBJECT: CHANGE OF ZONE 91- .066,- VARIANCE 91 -01.7 &
PLOT PLAN 91 -467
Dear Mr. Bryant:
On November 19, 1991, the La Quinta City Council tabled your
project. Since the Council did not specify a date certain, we
will have to readvertise your case in the future. Please
contact our department to establish a new hearing date for your
project.
If you have any questions, please contact the undersigned.
very truly yours,
PLWNINO 9 DEVELOPMENT DIRECTOR
GreTTrousdell
Associate Planner
GT:ccs
Attachment
cc: Mr. Mike Rowe; Keith Companies
Mr. Giorgia Dazzan; Architect
Mr. Richard Darling; Tandam Building, Inc.
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
LTRGT.052 /CS
t
i) ,: �: � �, �'
TO : O I TY OF ' ') QU I NTA Y
NOV- 19 -191 TUE 10:08 .:EITH CO. COACHELLA TEL NO:619 9368
And Mansrn=t • Dcvdapment Sere m
November 19, 1991
Mr. Jerry Herman
Planning and Development Director
City of La Quinta
Planning Department
P.O. Box 1504
La Quinta, CA 92253
Attns Greg Trousdell
Associate Planner
Daar Mr. Txousdall,
0221 P02
Ste' �� `' 4� nil
NOV 1991
9996 -L -KD
In response to your November 4, 1991 letter, we are requesting
that the City continue the hearing process on all aspects of
the Entitlement - Change of Zone 91 -066 et.al. - Desert villas
project. we are requesting this continuance as we are
continuing to work on the thrust of an owners participation
Agreement with the City, which is a stated requirement for
plot plan approval under condition No. 55 under Conditions of
Approval - 10/22/91.
Please extend my appreciation to the City Council for the
continuance as a scheduling conflict will prevent my
attendance at the Council meeting.
Very,Wkuly yours,
Craig .- 8 ht, d1bSQent
winch ater Assaf Management
COB zkd
cc: Dick Darling, Tandam Builders
Bob Wright, Amcor Capital Fund
Winchester Asset Man mmerd.. Inc.
4
78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246
FAX (619) 564 -5617
November 15, 1991
Mr. Craig Bryant
Winchester Asset Management
41 -865 Boardwalk, Suite 101
Palm Desert, CA 92260
SUBJECT: CHANGE OF ZONE 91 -066, VARIANCE 91 -017 &
PLOT PLAN 91 -467
Dear Mr. Bryant:
The City Council will review your project on November 19,
1991. The meeting will begin at 7:00 p.m. and the meeting will
be held at the La Quinta Middle School. The school is located
at 78 -900 50th Avenue (cross street: Park Avenue). A copy of
the report and agenda are attached.
If you have any questions, please contact the undersigned.
Very truly yours,
DEVELOPMENT DIRECTOR
Greg Trousdell
Associate Planner
GT:ccs
Attachment
cc: Mr. Mike Rowe; Keith Companies
Mr. Giorgia Dazzan; Architect
Mr. Richard Darling; Tandam Building, Inc.
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
LTRGT.045 /CS
T4ht 4 sCPQ"
78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246
FAX (619) 564 -5617
November 4, 1991
Mr. Craig Bryant
Winchester Asset Management
41 -865 Boardwalk, S -10
Palm Desert, CA 92260
SUBJECT: CHANGE OF ZONE 91 -066, ET AL
DESERT VILLAS PROJECT
Dear Mr. Bryant:
r
NOV 14 9991
44F
p� r,I 1�1 ' O'F LA G ►J fgi3TtiET..�A�T p;
ecceamarJ.rn��c.�tcs.... `.
It is our understanding that your Ownership Participation Agreement has not been
scheduled for review by the City Council on November 5, 1991, nor November 19,
1991. Since your Agreement is a major element of the above project, we recommend
that you consider requesting continuance of your project request to another meeting
in December based on your on -going negotiations with our City Council.
Please send to my attention a letter requesting a continuance if you believe you will
not sign your Agreement in the near future.
Should you have any questions concerning the above, please contact the
undersigned.
Very trulynyours,
RY
& DEVELOPMENT DTR.ECTOR
7TROUSDELL _041yVuO
lJore-b 11V
l cf
Associate Planner.
CF-7'�6 ,q�3avc��� Zan1E GLt�C-
GT:bja
!N//,,,,
G
�. P. -
LTRGT .017
MAILING ADDRESS P.O. BOX 1504 LA QUINTA, CALIFORNIA 92253
Tit,, 4 a4a " _
78 -105 CALLE ESTADO — LA QUINTA; 'CALIFORNIA- 92253- - (619) - 564 =2246 =
FAX (619) 564 -5617
October 24, 1991
Mr. Craig G. Bryant: - -_ - - -- -- - -- ..
Winchester Asset Management
41 -865 Boardwalk, Suite 10
Palm Desert, CA 92260
SUBJECT: PLOT PLAN 91 -467, CHANGE OF ZONE '91-066, VARIANCE 91 -017
Dear Mr. Bryant: - -
The Planning Commission recommended approval of your project at their October 22,
1991 meeting. The project will be reviewed by the City Council on November 19,
1991, at 7:00 P.M.
Should you have any questions concerning the above, please contact the
undersigned.
Very truly yours,
JERRY IRMAN - -
PkANNI G & DEVELOPMENT DIRECTOR - - "- -
Associate Planner
GT : bja
cc: Tandam Builders
Giorgio Dazzan, AIA
Mike Rowe, The Keith Companies -
LTRGT.005
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
L__]
A
A
TANDAM BUILDERS, INC.
License h 477405
October 18, 1991
The Honorable John Pena
Mayor
CITY OF LA QUINTA
78 -105 Calle Estado
La Quinta, CA 92253
Dear Mr. Pena:
Q
0 C T 2 9 1991
CITY Q� iA plJi�;TA
PLAPdNNG t'.bPARTME14T
RE: DESERT VILLAS
A SENIORS RESIDENTIAL COMPLEX
LA QUINTA, CALIFORNIA
C (V�
Acro
e1 ft�
Thank you for the time, effort and courtesy extended to us in
support of our planned Desert Villas for seniors only project. We
are also appreciative of the leadership provided by the City
Manager, Ron Kiedrowski, in attempting to resolve.the budget and
financing issues associated with this development. We commit to
continue this spirit of working together to bring the project to
fruition.
In preparation for the Council study session scheduled for
Monday, October 21, 1991, and as discussion aids, we have enclosed
a project financial proforma and a summary of alternative financing
proposals. Under separate cover, we are furnishing City management
staff and their consultants the technical and engineering backup
to these enclosures. Also furnished is a photograph of the pro-
ject's rendering for your personal use.
These materials will serve to demonstrate the reality of bud-
get increases and financing concerns. The Council should be aware
that each apartment unit as designed costs $92,766 of which $23,525
(or 25.4 %) is engineering design criteria and City and Agency fees.
The basic "board and nail" cost remains near $35.00 per square
foot. Cost increases have come from design upgrades and mandatory
engineering criteria.
1630 17th Street - Santa Monica, California 90404
(213) 462 -0196 - Fax: (213) 392 -6670
.A
1
Under today's mortgage money market conditions we must jointly
address ways to secure project financing. Four of the councilmem-
bers have already expressed a willingness to assume a reasonable
level of risk in order to assist the project. To this end, we
request that the financing alternatives enclosed be carefully
considered. We are fully receptive to other financing approaches
that may be suggested by Council as aided by Staff.
Under the alternatives submitted the project is feasible if
the Agency increases its financial assistance to $3,000,000 or
becomes directly active in facilitation of a construction loan for
the project.
I will be at
the implications
all questions and
Enclosures
the disposal of the Council to further discuss
of this letter and enclosures and to respond to
comments.
Respectfully,
DESERT VILLAS, LTD.
i
B . Richa d arling
Managing Partner
cc: Ron Kiedrowski, City Manager (w /encl.)
Thomas Genovese, Assistant City Manager
Mark Huebsch, Esq. (w /encl.) (via fax)
Bret Reed, Esq. (w /encl.)
Robert Wright (w /encl.)
Craig Bryant (w /encl.)
Frank Spevacek (w /encl.) (via fax)
(via fax)
(w /encl.) (via fax)
revised 10/17/1991 - IV
_ ALTERNATIVE
AGENCY FINANCIAL
-- -- i- =---------- ----- ---- -- - - --
ASSISTANCE REQUIREMENT
i ----------------------
I
AGENCY TO ACCESS
TO E CONSSTTRRUUC-
FUNDS MAK
i
i (CONSTRUCTION LOB)
TION LOAN TO DEVELOPER
$1,000,000 CONTRIBUTION
AGENCY PAYS FOR WASHINGTON
i CITY COMPETITIVE BIDS
STREET IMPROVEMEMTS,AMCY
FEES AND RETENTION BASIN
IN THE AMOUNT OF $929,400
DESERT VILLAS
A SENIOR APARTMENT PROJECT
CITY OF LA QUINTA
PROPOSED FINANCING ALTERNATIVES
SECURITY FOR CITY DISCUSSION
------ -- --- -- ----- -- ---- -- - - -- i --------------------------------
SENIOR NOTE & TRUST DEED. IF NO INTEREST OR IRAN FEE IS
TAKE OUT FINANCING COMMITMENT CHARGED, PROJECT BUDGET MAY BE
FROM PERMANENT LENDER. ' REDUCED FROM $10,111,523 TO
COMPLETION & PERFORMANCE BOND. i $9,270,624
INTEREST ON LOAN COULD BE TRADED
FOR AN EQUITY INTEREST IN THE !
PROJECT.
i I i i
-- ------------------------------------------------------------------------------------------------ -- -- ---- ------ --- --- ----- -- - - --
II I AGENCY TO GUARANTEE REPAY- $1,750,000 JUNIOR NOTE & TRUST DEED & TRI- REDUCES INTEREST COST EST.
KENT OF BANK'S $5,981,941 PARTY AGREEMENT WITH PERMANENT $190,000
CONSTRUCTION LOAN j i LENDER. i PROJECT BUDGET REDUCED TO
$9,865,251
AGENCY PAYS FOR $733,310 CITY COMPETITIVE BIDE I
IN CITY FEES & OFF- SITES.
III i AGENCY TO SUPPLEMENT
ASSISTANCE TO DEVEL-
OPER WITH ADDITIONAL
DIRECT EQUITY INVEST-
, Mm.
-----------------------------------------------------------------------------------------------
ADDITIONAL $1,1471598 A 20t OWNERSHIP INTEREST AS A CONTEMPLATES A DISTRIBUTION OF
OR SPECIAL LIMITED PARTNER 201 OF UNITS TO AGENCY ON CON -
(TOTAL OF $3,000,000) i 1 VERSION TO CONDOMINIUMS
PARTNERSHIP AGREEMENT WOULD BE
STRUCTURED TO CREATE SPECIAL
I I PROTECTION TO AGENCY
CONSTRUCTION LOAN PROJECTED
AT APPROX. $5,538,504
RISK FACTORS TO CITY FINANCING STRUCTURE
-------------------------------- -i --- ----- -- - -- ---------------
CITY BECOMES A CONSTRUCTION �w -CITY CONST.•- OAN; ;$5,941,224
LENDER. FUNDS SECURED BY VALUE �` CITY: AID ON FEES* .
OF IMPROVED PROPERTY AND CON- & OFF - SITES' 929,400
TRIBUTION MADE BY RDA. CITY,CONTRIBUTIOM
,:.EQOITI CONTRIBUTION ;_1,400,000
--
TOTAL $912701624
AGENCY AS GUARANTOR MAY HAVE
TO TAKE OVER THE PROJECT IN
THE EVENT OF DEVELOPER'S
DEFAULT,
ODNST. LOAN
CITY AID ON FEES
& OFF -SITES
CITY CONTRIBUTION
EQUITY CONTRIBUTION
TOTAL
RISKS REDUCED SINCE THIS WOW ' 001ST. LOAN
BE SET -UP AS AN EQUITY POSITION. i CITY CONTRIBUTION
I EQUITY CONTRIBUTION
TOTAL
$5,981,941
733,310
1,750,000
1,400,000
$9,865,251
$5,538,504
$3,000,000
- $11400,000
$9,938,504
LU
C7) ta
ms
CLAR
PROJECT BUDGET
DESERT VILLAS SENIOR APARTMENTS -
OCTOBER 17, 1991
DEVELOPMENTAL COSTS:
-------------- - - - - --
LINE ITEM
------ - - - - --
FINANCIAL RETURNS 6
------------------------------------------
RATIOS
FINANCIAL.REETURNS 6
RATIOS
WITH 52,000,000 OF CITY
- - - - --
ASSISTANCE
------------------------------------------------
WITH $3,000,000 OF CITY
ASSISTANCE
LAND:
$1,200,000
HARD COSTS:UNITS
4,561 950
REC ROOM
INCLUDE6 IN UNIT COST
GARAGES
INCLUDED IN UNIT COST
_
ON SITE (1)
987,915
PROJECT UTILITIES (1)
363,737
WASHINGTON ST IMPROVMENTS
193,193
NET OPERATING INCOME
$574,669
NET OPERATING INCOME
$574,669
RETENTION BASIN
154,550
ADJUSTED NET TOTAL COSTS
$6,111,523
ADJUSTED NET TOTAL COSTS
$6,938,504
TOTAL HARD COSTS:
$6,267,345
NDI /COST
1.11
NOI /COST
8.31
LOAN RATE
7.501
LOAN RATE
7.501
SOFT: CONTINGENCY
0
YEARS
30
YEARS
30
PRE- DEVELOPMENT
40,000
DEPOSITS AND BONDS
87,021
CONSTANT
8.471
CONSTANT
8.471
AGENCY FEES
581,663
CONSULTANT FEES
196,183
COVERAGE
102.051
COVERAGE
123.661
A 6 E
170,000
DEV ADMINISTRATION
517,000
DEBT SERVICE
$563,135
DEBT SERVICE
$464,712
MARKETING
50,000
LOAN
$6,711,523
LOAN
$5,538,504
PROPERTY TAXES
12.000
INSURANCE
25,000
CASH FLOW
$11,534
CASH FLOW
$109,957
TOTAL SOFT COSTS:
$1,678,867
EQUITY
$1,400,000
EQUITY
$1,400,000
FINPO'�- LOAN FEES
517,000
CONSTRUCTION INTEREST
238,566
INTEREST CARRY (3)
602,333
TOTAL FINANCE COSTS:
$1,357,899
INCOME (4)
(392,5B8)
TOTAL COSTS:
$10,111,523
0
t-
TO: Greg Trousdell, Associate Planner
FROM: Tom Hartung, Director of Building and Safety 1*7'
SUBJECT: Handicap requirements for Desert Villas
Apartment Complex
DATE:
October 10, 1991
This complex with a proposed total of 109 dwelling units would be
required to provide 6 fully handicapped accessible units. The
requirements for those units would be found in Chapter 5, 12 and 33
of the Uniform Building Code as amended by the State of
California. These six units should be evenly distributed
throughout the project. In addition to these 6 units, the
remainder of the units must have the following:
1. Grab bar backing (per sections 511.1(a) 9 and 1214.1(d) 5)
2. 32 inch clear door and interior opening width (section 121.4.1
(a) 2, 3304(il) 2B, 3304(il) 2C, 3304(m) 2 and 3304(n) and 24"
strike edge clearance exterior and 18" strike edge clearance
interior.
3. Lever hardware (3304(c) 4)
4. Door buzzer, bell or chime (1214.1(b) 5)
5. Ability to install water closet with 15" maximum height to top
of seat.
6. Light switch must be installed between 3' and 4' from floor.
7. Faucet controls per 1504(c) UPC (no twisting, tight grasping,
etc. required)
8. One bathroom in each dwelling unit must have the following:
Clear floor space of 30" x 48" required in front of the
lavatory; a space 48" parallel to 30" perpendicular to the side
of the bath tub; 36" clear width at the water closet and 48" in
front of the toilet; door must open out or knee space must be
provided under the lavatory.
9. A path of travel must be provided from the parking facility per
section.417, 3325(a), 3325(b) and 3326(a) and (b) UBC as
amended by state.
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Greg Trousdell
October 10, 1991
Page Two
10. Cabinets directly under the kitchen sink counter area must be
removable to provide wheelchair clearance.
11. Path of travel from parking to all units 48" sidewalk slip
resistant.
12. Cabinets directly
shelving must be
These items should be
units.
Other considerations
construction drawings
TH /lc
MEMOTH02 /TXTLYNN
under kitchen sinks including toe kick and
removable for wheelchair access.
addressed in the design of the dwelling
may arise when a complete plan check of the
is completed.
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TO : C I TY OF 11 QU I NTA
OCT- 10 -'91 THU 11:04 . ZITH CO. COACHELLA TEL NO:619 9366
THE KEITH COMPANIES - INLANO F,MPIRE, INC.
CuKhrlla VNIICV
MEMORANDUM
TO: MR. GREG TROUSDELL -- CITY OF LA QUINTA
FROM: MR. MIKE ROWE - THE KEITH COMPANIES
RE: VARIANCE 91 -017 - DESERT VILLAS
DATE: OCTOBER 8, 1991
#976 P02
0 C T 1 0 1991
UfY OF fA GUIitiTA
P1.l NN"NU OPARTMENT
F831 -000,
In response to our conversation on the Desert Villas Apartment
Complex the following is a response to the items we are
requesting variances on:
1. Allowance of'Tandam parking spaces
This request is due to the aesthetics of incorporating the
required parking spaces per number of units. Examples were
sent showing this concept used successfully in other.areae and
will insure the integrity of our project's design, thus
accommodating garage -spaces which otherwise could not be
provided.
2. Lower minimum unit square footage
The current code states a minimum apartment size to be 750
square feet. We are requesting this be reduced to 550 square
feet. The project is set up for a minimum of 30* senior
housing and this lower unit size allows flexibility in product
typo to attract a varied clientele for assurance of a
successful project (which is in everybody's best interest).
With the units having enclosed garages, area is.available for
storage to offset space which might normally need to be. inside.
the apartment.
3. Reduce parking requirement per unit
The existing code .creates an average of 2.16 parking spaces
per unit (l.s spaces per one bedroom unit and 2.5 spaces per,
multi- bedroom un.it). We are requesting a parking space
requirement variance to a minimum of two spaced per' unit,
regardless of bedroom type, due to the senior population that
will incorporate at least 30% of the project. The figures we
have submitted to you on other cities in the Southern
California area for senior parking requirements fully
justifies this request and still allows ample visitor spaces.
We hope you will look favorably upon our request and if you
have any questions on this, or other matters relating to this
project, please give myself or Craig Bryant of Winchester
Asset Management a call.
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GLEN lNEVVMAN
FIRE CHIEF
COUNTY RIVERSIDE
FIRE DEPARTMENT
2V) WEST SAN lAClN7O AVENUE *9ERlQ8. CALIFORNIA y2370
(714) 657-3183
To: City of La Quinta
Planning Division
Attn: Greg Trousdell
Re: Plot Plan 91-467
_
OCT
PLANINNIS
�
With respect to the condition of approval regarding the above
referenced Plot Plan, the Fire Department requires the following
fire protection measures be provided in accordance with La Quinta
Municipal Code and/or recognized fire protection standards:
1. Provide a combination of on-site and off-site Super fire
hydrants (6" x 4" x 2 1/2" x 2 1/2") on a looped system,
located not less than 25 feet or more than 165 feet from
any portion of the building(s) as measured along approved
vehicular travelways. The water mains shall be capable of
providing a potential fire flow of 2500 gpm and an actual
fire flow available from any one hydrant shall be 1500 gpm
for 2 hours at 20 psi residual operating pressure. The
required fire flow must be available before any combustible
material is placed on the job site.
2. Prior to issuance of a building permit, applicant/developer
shall furnish one blueline copy of the water system plans to
the Fire Department for review/approval. Plans shall conform
to the fire hydrant types, location and spacing and the
system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer with the
following certification: "I certify that the design of
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department." Plans
shall also be signed by the local water company.
3. Install a complete fire sprinkler system per NFPA 13D.'
System plans must be submitted with a plan check/inspection
fee to the Fire Department for review. A statement that
the building(s) will be equipped with fire sprinklers must
be included on the title page of the building plans.
4. All interior streets shall be designated and maintained
' as fire lanes.
5. Install portable fire extinguishers oer NFPA 10, but not less
than 2A10BC in rating. Contact a certified extinguisher
company for proper placement.
PLANNING DIVISION
9oNDIO OFFICE 0rEMECULAOFFICE
r9-n3 Country Club Drive, Suite � Indio, cav22n/ *um2 County Center Drive, Suite 225, Temecula, CA 92390
(619)u42-9986° FAX (o1v) n5-2oa n1wuw�mm°�XV1�m�mr
RIVERSIDE OFFICE
3760 o*. Street, Riverside, cAyzsm/
(rw) z/s-4rrr° FAX (r/4):6y-7*s/ printed onrecycled paper
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HLE C
78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA • 92253 - (619) 564 -2246
FAX (619) 564 -5617
September 27, 1991
Ms. Karen J. Fody
Desert Villas, LTD.
1630 17th Street
Santa Monica, CA 90404
SUBJECT: DESERT VILLAS PROJECT; PLOT PLAN 91 -467 (ET AL.)
Dear Ms. Fody:
Our Department received your revised preliminary construction
plan on September 18th, therefore, we have scheduled your case
for review by the City's Design Review Board on October 2nd at
5:30 P.M.
A Variance Application will be required for your case because
our present Off- Street Parking Code does not permit tandem
parking spaces for apartment complexes and your one bedroom
units are less than our minimum size of 750 square feet. The
application and filing fee schedule is attached.
We have not received your hydrology study from the Keith
Company, but I am sure it is forthcoming. Please contact Mr.
Steve Speer, Assistant City Engineer, if you have any questions
on his requirements. He would probably like to have your
preliminary study by October 5th because we have tentatively
scheduled your case for the October 22nd Planning Commission
meeting.
If you have any questions, please contact the undersigned.
Very truly yours,
JERRY HE N
PLANNIN & DEVELOPMENT DIRECTOR
Gre�`Drrousdell
Associate Planner
GT:ccs
Attac�}�ft�s ADD 3i 9494 5V pT5�o4atL q "Z�uINTA nCa FeoRNIAh92d25s1e
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SEP -24 -1991 12:08 FROM
TANDAM BUILDERS, INC.
Lioense # 477405
VIA FAX
(91 64 -5617
TRNDRM BUILDERS INC TO 16195645617 P.01
September 24, 1991
Mr. Greg Trousdel.l
Associate Planner
Planning & Development Dept.
CITY OF LA QUINTA
78 -105 Gayle Estado
La Quintal CA 92253
RE: DESERT VILLAS PROJECT
PLOT PLAN 91 -467
Dear Greg:
As we discussed yesterday, the purpose of my telephone call
was to ascertain if there were any details missing from our Desert
Villas' application.
You had advised me that, although our file was not currently
in front of you, the variance documentation had not been included
with the application. I would appreciate it if you would kindly
provide me with a written itemization of the outstanding issues
which need to be addressed relative to this variance, and in addi-
tion any other items deficient from our application.
In order to assure that Desert Villas' submission is complete
in a timely manner, would you kindly expedite the foregoing infor-
mation to the undersigned via fax at (213) 392 -6670.
Thank you for your assistance.
r
Sincerely,
.f
K ren J. Fody f
Desert Villas, Ltd.
1630 17th Street • Santa Monica, California 90404
(213) 452 -0196 . Fax: (213) 392 -6670
RONALD GREGORY ASSOCIATE;.
LANDSCAPE ARCHITECTS
74 -020 Alessandro Suite E
PALM DESERT, CALIFORNIA 92260
(619) 568 -3624 ,
(619) 773 -5615 - FAX
� 1g��
0 City of La Quinta SEP 8 k
DATE
9/18/91
J08 NO.
9156
ATTENTION
Greg Trousdell
RE
La Quinta Desert Villas
1
Elevation — Section of entry area — Colored — Prepared by RGA
25
WE ARE SENDING YOU 4Attached ❑ Under separate cover via Hand Delivery the following items:
• Shop drawings ❑ Prints )Pi Plans ❑ Samples ❑ Specifications
• Copy of letter ❑ Change order ❑
COPIES
DATE
NO.
DESCRIPTION
1
Elevation — Section of entry area — Colored — Prepared by RGA
25
Elevation - Section of entry area - folded - by RGA
I
Preliminary Landscape Plan - Colored - by RGA
25
Preliminary Landscape Plan - folded - by RGA
25
Site Plan - folded - by Giorgio Dazzan, AIA
25
Community Building - folded - by Giorgio Dazzan, AIA
25
Preliminary Grading Plan - folded - by The Keith Companies
1
Each of the above reduced to 8z x 11"
THESE ARE TRANSMITTED as checked below:
KK For approval
• For your use
• As requested
❑ For review and comment
❑ FOR BIDS DUE
• Approved as submitted
• Approved as noted
❑ Returned for corrections
❑ Resubmit copies for approval
• Submit copies for distribution
• Return corrected prints
19 ❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS
This submittal is being made on behalf of the owner, Mr. Richard Darling,
Desert Villas, Ltd., 1630 17th Street, Santa Monica, CA 90404.
Please consider this to be on the upcoming October 2, 1991 design review
board agenda. If you have any questions, please don't hesitate to call.
COPY TO
SIGNED: �/LDC� <�L ✓N�l�
If enclosures are not as noted. kindly notify us at once.
WESTABLISHED IN 1918 AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398.2651
DIRECTORS OFFICERS
TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN W. McFADDEN OWEN McCOOK, ASSISTANT GENERAL MANAGER
DOROTHY M.NICHOLS August 26, 1991 REDWINE AND SHERRILL, ATTORNEYS
THEODORE J. FISH
Planning Commission
City of La Quinta
Post Office Box 1504
La Quinta, California 92253
Gentlemen:
File: 0163.1
Subject: Plot Plan 91 -467, Change of Zone 91 -066, Portion
of Northwest Quarter, Section 6, Township 6
South, Range 7 East, San Bernardino Meridian
'Qt,
���IpFP
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is shown to be subject to shallow flooding and is designated Zone A0,
depth 1 foot, on Federal Flood Insurance rate maps which are in effect at this
time.
A portion of this area is adjacent to the right -of -way of the La Quinta
Evacuation Channel. We request that the developer be required to install
suitable facilities to prohibit access to this right -of -way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right -of -way of the La
Quinta Evacuation Channel. This includes, but is not limited to, surface
improvements, drainage inlets, landscaping, and roadways.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
TRUE CONSERVATION
USE WATER WISELY
•
Planning Comission
City of La Quinta -2- August 26, 1991
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
RF:cb /e8b
cc: Don Park
Riverside County Department
of Public Health
79 -733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
i
Yours very truly,
C cwl�
om Levy
General Manager -Chief Engineer
COACHELLA VALLEY WATER DISTRICT
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ce4ty 4 Z4a Q" F�LE cupv
78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246
FAX (619) 564 -5617
August 26, 1991
Mr. Richard Darling
Desert Villas, LTD
1630 17th Street
Santa Monica, CA 90404
SUBJECT: PLOT PLAN 91 -467
Dear Mr. Darling:
A variance application will be required for your 109 unit
apartment complex on Washington Street, south of the La Quinta
Storm Channel, if your front yard setback on Washington is less
than 20 -feet from the front property line. If you file a
variance request, please make sure that you identify (in
writing) on the application why a deviation to the Zoning Code
is necessary. Generally, variances are only granted when
unusual situations exist on the property which prevent the
property owner from developing his or her property in a similar
fashion as his neighbors (e.g. topography, lot size or shape,
etc.).
If you have any questions, please contact the undersigned.
Very truly yours,
JERRY HE
PLANNING (&
Greg �u
Asso i.atesdell
- Planner
GT:ccs
LTRGT. Off UIG ADDRESS
DIRECTOR
P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
-.4
SOMHERN CALIFORNIA gas comPANY
1981 LUGONIA AVENUE, REDLANDS, CALIFORNIA
MAILING ADDRESS: P.O. BOX 3003, REDLANDS, CALIFORNIA 92373-0306
August 20, 1991
City of La Quinta
78 -105 Calle Estado
La Quinta, CA 92253
ATTENTION: Greg Trousdell
RE: Plot Plan 91- 467 /Change of Zone 91 -066
r?
LR
Thank you for inquiring about the availability of natural gas service for your
project. We are pleased to inform you that Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas service to
the project could be provided from a 6" main on Washington Street without any
significant impact on the environment. The service would be in accordance with
the Company's policies and extension rules on file with the California Public
Utilities Commission at the time contractural arrangements are made.
You should be aware that this letter is not to be interpreted as a contractural
commitment to serve the proposed project, but only as an informational service.
The availability of natural gas service, as set forth in this letter, is based
upon present conditions of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under the jurisdiction of the
California Public Utilities Commission. We can also be affected by actions of
federal regulatory agencies. Should these agencies take any action which affects
gas supply or the conditions under which service is available, gas service will be
provided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average /Use Per Meter) Yearly
Single Family 799 therms /year dwelling unit
Multi - Family 4 or less units 482 therms /year dwelling unit
Multi - Family 5 or more units 483 therms /year dwelling unit
These averages are based on total gas consumption in residential units served by
Southern California Gas Company, and it should not be implied that any particular
home, apartment or tract of homes will use these amounts of energy.
b. Commercial
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction. Calculations would need
to be made after the building has been designed.
To insure the existing facilities are adequate to accommodate the new development,
an engineering study will be required. Detailed information including tract maps
and plot plans must be submitted to the Gas Company Builder Services Representa-
tive, 1- 800 - 624 -2497, six months prior to the actual construction of the natural
gas pipeline.
We have developed several programs which are available, upon request, to provide
assistance in selecting the most effective applications of energy conservation
techniques for a particular project. If you desire further information on any of
our energy conservation programs, please contact our Builder Services Department,
F.O. Box 3003, Redlands, CA 92373 -0306.
KBF:blh
cc: Environ Affairs - ML2O9B
Sincerely,
/� C 7, �� �
Kevin B. Flum
Technical Supervisor
m
M
m
TANDAM BUILDERS, INC.
License # 477405
CITY OF LA QUINTA
Mr. Jerry Herman
Planning & Development Director
78 -105 Calle Estado
La Quinta, CA 92253
Attn: Mr. Greg Trousdell
- feathrtull
effy Ui LA �o A
"UNWING_& DEVE MEN
August 20, 1991
Associate Planner
RE: PLOT PLAN 91 -467 & CHANGE OF ZONE 91 -066
DESERT VILLAS APARTMENT COMPLEX
Gentlemen:
This will acknowledge receipt of your letter of August 14,
1991 relating to the above referenced subject. We very much
appreciate your prompt response to our application.
A preliminary hydrology report and preliminary grading plan
are currently being prepared by The Keith Companies, our consulting
civil engineers and will be submitted to you shortly.,
Ronald Gregory & Associates, our consulting landscape archi-
tect, will provide you under.separate cover the streetscape eleva-
tion plan requested as item #12 in your August 14, 1991 letter.
With respect to your item #7, please be advised that the
southerly most access driveway solution was prepared by our con-
sulting traffic engineers, Barton Aschman, and I have asked them
to respond directly to your concerns. I would like to point out,
however, that the driveway solution presented has taken into ac-
count numerous conflicting goals and engineering limitations. It
was my understanding that this solution has been tentatively ac-
cepted by City engineering staff, John Koenig, the shopping center
developer adjacent to us on the south, as well as our own traffic
engineer.
Items #3 through 6, 8 through 11, 13, and 15 will be responded
to by the project architect, Giorgio Dazzan & Associates. Please
be advised that this is an affordable housing project and that 300
of the units will be reserved for occupancy by lower income house-
holds. We have enclosed an analysis pursuant to your request (item
#14) that identifies the units involved. It is expected that these
units will remain at a level below current market rate for a term
of not less than 15 years, and very likely 30 years. At the pre-
sent time, the Developer or the Developer's property manager will
manage this facility. Further, it is expected that the project
1630 17th Street o Santa Monica, California 90404
(213) 452 -0196 o Fax: (213) 392 -6670
will be financed by tax exempt multi - family housing bonds. The
project is subject to an Owner Participation Agreement with the La
Quinta Redevelopment Agency.
We believe we are entitled to additional bonus units over and
above the maximum R2 zone requirements pursuant to state planning
law. We have agreed to construct a housing development with 20%
affordable units entitling us to a density increase of at least 25%
of over the otherwise maximum allowable density. The low and mod-
erate income housing element consists of 30% of the units (20% to
occupants whose income is 30% of 50% of the Riverside County in-
come) which we plan to offer first to senior citizens. Addition-
ally, our application contemplates the award of a 10% design bonus
based on the superior design of the project. To the best of our
knowledge, this project will easily be the superior residential
income project (apartment house) within the City limits, and should
therefore be entitled to the design bonus.
Entry to the project from Washington Street leads the prospec-
tive patron pass waterfall features on either side of the entrance
via a tree lined divided boulevard and gated entry. The residen-
tial units are arranged in clustered groupings around the community
center. Each cluster has been designed to consist of a central
open air landscaped patio surrounded by the residential units. The
project will incorporate a careful blend of Mediterranean features
adapted for desert living emphasizing pitched tile roofs, pergolas
entwined with bougainvillea, and paved pedestrian walkways through-
out the landscaped areas maintaining a park -like setting. Among
the many development features of the project are multiple pools and
spas, a fitness facility, a community center, and tennis and vol-
leyball courts.
We hope to have the balance of our application completed and
submitted to the Planning Department within the next several weeks.
Very truly yours,
DESERT VILLAS, Ll
BY: Ri'chard L. f
Enclosure as noted
cc: Giorgio Dazzan, AIA
Ronald Gregory
George Parmenter, P.E.
Craig Bryant
Robert Wright
Tom Genovese
Michael Smith, P.E.
Steve Speer, Assistant City Engineer
s..
GLEN J. NEWMAN
FIRE CHIEF
To: City of La Quinta
Planning Division
Attn: Greg Trousdell
Re: Plot Plan 91 -467
RIVERSIDE COUNTY
FIRE DEPARTMENT
210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370
(714) 657 -3183
AUG 2 0 9991 August 19, 1991
QTV U� Lb YU TA
PLANNING & DEVELOPMERT DEPT.
The current site plan is not acceptable to the Fire Department.
The applicant should provide the Fire Department with a site
plan which provides the following information:
1. Uniform Building Code construction type and occupancy
classification.
2. Identify square footage with unit type.
3. Provide total square footage of each cluster.
4, Show surrounding land uses.
5. Interior loop street should be a minimum width of 36 feet
and all other interior streets should be a minimum width
of 32 feet.
6. Minimum gate width shall be 16 feet.
7. Cul- de -Sact shall be a minimum of 45'foot radius.
All questions regarding the meaning of these conditions should
be referred to the Fire Department Planning & Engineering staff
at (619) 342 -8886.
wla
U INDIO OFFICE
79 -733 Country Club Drive, Suite F, Indio, CA 92201
(619) 3424886 • FAX (619) 775 -2072
Tom Hutchison
Fire Safety Specialist
PLANNING DIVISION
❑ RIVERSIDE OFFICE
3760 12th Street, Riverside, CA 92501
(714) 275-4777 • FAX (714) 369 -7451
❑ TEMECULA OFFICE
41002 County Center Drive, Suite 225, Temecula, CA 92390
(714) 694 -5070 • FAX (714) 694 -5076
printed on recycled paper
1.
t
4 Cur
78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246
FAX (619) 564 -5617
August 14, 1991
Mr. Richard Darling
Desert Villas, LTD
1630 17th Street
Santa Monica, CA 90404
SUBJECT: PLOT PLAN 91-467 & CHANGE OF ZONE 91 -066
DESERT VILLAS APARTMENT COMPLEX
Dear Mr. Darling:
Thank you for submitting your development applications to our
department on August 6, 1991.
We are required by Government Section 65943 to notify you that
your preliminary application is incomplete, and many of the R2
Zone Code provisions have not been met concerning your site
plan design. The deficiencies are noted below.
1. A preliminary hydrology report is needed to identify
storm water problems created by the development of this
project. The study should analyze the site development
problems and prescribe mitigating solutions if nuisance
water and storm water is to be retained on -site.
However, if you are able to convince the Coachella Valley
Water District that your project can drain into the
drainage channel to the north, a study of this nature
would not be required by our agency. A letter from CVWD
will be required.
2. A preliminary grading.plan should be submitted which
identifies the proposed pad elevation heights for your
proposed buildings and parking areas (off -site elevation
notations surrounding the site should also be shown).
3. The proposed floor plan and elevation drawings for the
community center and the gazebo shade structure were not
submitted. Twenty -five folded copies of this plan are
required plus one 8 1/2" x 11" reduced copy. A colored
rendering is also required.
4. A six foot high perimeter wall will be required, and it
was 1�haard Wht�o determine if your plans reflected this
M,�1�lN� %DRESS -t P.D"B�Xp 504aSLAnryU,NTA,1CALIFORb A 92253 built?
I
5. Building separations shall be 10 feet. We are currently
examining whether or not this standard will apply to your
entry court areas too. The reason for this statement is
that each entry corridor services a common courtyard
(buildings cluster four units or greater) and only one
access is being provided out the courtyard area in case
of an emergency. This type of design could be a
hindrance to police and fire personnel because the
corridor is only seven feet wide.
6. Your plan has some parking design problems which require
further study by your design team. They are as follows:
1) No tandem garage parking spaces will be allowed to be
counted toward your required minimum number of on -site
parking space requirements, 2) No guest or resident
parking spaces should back -out onto your proposed major
perimeter loop road, 3) The minimum two -way primary aisle
for this type of project will probably be 36 feet, 4) The
open parallel parking spaces along the same areas of the
site create problems for your on -site circulation
program, and 5) All parallel spaces should be nine feet
by twenty -four feet in overall size to permit room for
maneuvering.
7. We have reviewed your southerly -most access driveway into
the project site and it does not seem to work very well
because you are encouraging exiting of the site into the
two -way entryway which enters from Washington Street.
Traffic conflicts will occur at this juncture of both
roads and cause problems to both this project and the
proposed commercial project to the south. One idea to
resolve this problem is to examine a one -way lane(s) into
the project at this point and restrict site exiting to
another point approximately 320 feet west of Washington
Street. The exit would connect to the service lane of
the proposed commercial project.
8. The maximum building coverage allowed is 60 percent, and
although we have not verified whether or not you meet
this provision, we wanted to inform you that we will
check this provision soon. Coverage is defined by
building structures on the property (e.g. shade
structures, recreation rooms, garages, dwelling units,
etc.).
9. The Fire Marshal and City Engineer have yet to comment on
your plan, but it did seem to me that some of the on -site
turning movements would not meet their preferred minimum
standards.
10. The minimum landscape strip on the westerly property line
shall be 10 feet wide.
T mpflrVI nnn /nc _7
0 0
11. We would appreciate enlarged graphics concerning two
important areas which will be of concern to both our
department and the Engineering Department. We would ask
that you submit to our attention a plan at 1 " =10' for
your main entryway into the site (gated entry area), and.
a 1 " =20' plan for your Washington Street landscaped
parkway. The site plan exhibit should define all
proposed improvements. See item #3 for submittal details.
12. A streetscape elevation plan should be prepared. The
plan should detail the design theme of your main gated
entryway and the plan should include all improvements 60
feet south and north of the entrance (1/4 scale). A
cross - section drawing is also required for this area.
See item #3 for submittal details.
13. Is pedestrian linkage proposed between your project and
either the wash to the north or future commercial project
to the south by way of gated access ways other than along
Washington Street?
14. It might be helpful to include a written summary of your
project and detail why your project deserves additional
"bonus" units over and above the maximum R2 Zone Code
requirements. Generally, projects which request such
merit provide project amenities which are of a higher
quality than other projects, provide affordable.units, or
other special programs that benefit both the community
and the developer. If this is an affordable project,
please identify these units, the estimated rental costs,
length of time they will remain at a level below the
current market rate. It would also be helpful to explain
.which organization will manage and /or run this facility
(profit or nonprofit), and whether or not State or
Federal monies will be used to build the project.
15. If would be helpful if you could submit some 8 1/2" x 11"
graphic detail sheets which would graphically depict your
architectural details_ of the proposed buildings. As an
example, we would appreciate information on your covered
patio areas, such as: 6" x 6" vertical post with 24"
stucco column with 6" x 10" beam and 3" x 4" shade cover
members.
Although our request might seem extreme, we want to make sure
that we can'thoroughly understand your proposal and make sure
that other future review bodies have adequate information on
your project to act accordingly in a public forum. The
information will be very important to our Design Review Board
(our Architectural Committee) at such time as they are asked to
review and comment on your submittal.
-I -
\J
i
In many instances, if they feel they have sufficient
information during the preliminary stages prior to Planning
Commission and City Council review, they will defer the final
working drawings approval to staff. However, if the
application is too sketchy to comment on, they will request
that the final approval occur through them prior to permit
issuance.
We are presently circulating your proposal with our other local
public agencies, and we look forward to their written responses
in a few weeks. We will forward any negative comments we
receive to your office.
When we have received all the necessary information for your
file, we will schedule your case for review by our Development
Review Committee. We will notify you of this meeting once your
file has been determined to be complete.
Thank you for your efforts thus far, and if you have any
questions on your application please feel free to contact the
undersigned.
Very truly yours,
JERRY HEWN
PLANNIN &J DEVELOPMENT DIRECTOR
Greg Trousdell
Associate Planner
GT:ccs
cc: AMCOR Realty Fund III, Partnership
Winchester Asset Management
Keith Companies
Ronald Gregory & Associates
Giorgio Dazzan & Associates, Inc.
Steve Speer; Assistant City Engineer
r.mpr_m nno irc ' -4-
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L-1
78 -106 CALLE ESTADO - LA QU(NTA, CALIFORNIA 92263 - (6191 664 -2248
FAX (619) 684 -6817
FROM: PLANNING & DEVELOPMENT DIVISION DATE: - & - I/
✓City Manager s to Management Principal
Public Works /Engineeringeral Telephone P anner(s)
ire Marshal er Cable Vision sociate
;�_uilding & Safety unline Transit Planner(s)
,Chamber of Commerce Caltrans (District II) Assistant
_Agricultural Commission annex
3�9�rial Irrigation City of Indian Wells �anning
�thern California Gas City of Indio Director
✓desert Sands School Dist. � Postal Service
Coachella Valley School Dist. Riverside County:
CV Archaeological Society Planning Department
Property E vironmental Health
Owner's Association eriffIs Department
LA QUINTA CASE NO(S)
PROJECT DESCRIPTION:
PROJECT LOCATION:
The City of La Quinta Development Review Committee is conduct °ng�°an vin4tial
environmental study pursuant to the California Environment?' 1 14W scL
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent. AUG 20 ' (r'
Your comments are requested with respect to: CITY Utr LAVuIMTA
�� IsN, ,f4c p F�70EQ1
1. Physical impacts the project presents on public reso a
ities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would miti-
gate any potential adverse effects; b) or should apply to the project
design; c) or improvements to satisfy other regulations and concerns
which your agency is responsible; and
3. If you find that the identified impacts will have significant adverse
effects on the environment which cannot be avoided through conditions,
please recommend the scope and focus of additional study(ies) which
may be helpful.
Please send your response
maps /plans if not needed fo
DEVELOPMENT REVIEW COMMITTEE
by $ -Zg- It and return the
r your files. You are invited to attend the
meeting at La Quinta City Hall scheduled for:
Da e: 'To ''Ci+.tGD Time:
Contact Person, ef'1 ev_� Lt- Title: 'A D
Comments made by: Title:
Date: '�z'�( Phone: �1�� 33f �`� Agency /Division
i
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, �TES POSTS _
O � �
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F �
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Z LMMAIL m
United States
Postal Service
,�--p ?/- �,�/
The United States Postal Service requests that the final map shall.show
easements or other mapped provisions for the placement of centralized
mail delivery units. Specific locations for such units shall be to the
satisfaction of the Postal Service and the Public Works Department.
1
� r
M s a
ROSENOW SPEVACEK GROUP INC.
ECtc���`
JUN i
DATE: June 14, 1991 g ; ;
CITY C� 114 1 k
TO: Mark Huebsch, Agency Special Counsel "ANNING & DEVROPmr,.- IM
LA QUINTA REDEVELOPMENT AGENCY
FROM: Frank J. Spevacek, RSG
SUBJECT: REQUEST TO PREPARE DRAFT OWNER PARTICIPATION
AGREEMENT • DESERT VILLAS PROJECT
On June 13th, Ron Kiedrowski, Tom Genovese, representatives of Desert Villas, and I
met to discuss the provision of Agency assistance for their senior citizens project.. As
you may remember, we met with representatives from the Desert Villas Project on May
1 st. At that time, we reviewed their project and discussed the need for Agency financial
assistance. At their June 4th meeting, the Redevelopment Agency reviewed the Desert
Villas proposal and authorized staff to conclude negotiations that would lead to the
Agency providing approximately $1.8 million in assistance. As a result of the discussions
on June 13th, Ron instructed me to request of you that a draft Owner Participation
Agreement be prepared and circulated for Agency staff and developer review by June
27th. Ron would like to schedule Agency coordination of the Owner Participation
Agreement for their July 16th meeting.
Project Description
The Desert Villas Project calls for the development of 104 multifamily units located behind
the proposed Ralph's commercial center at the northwest corner of Washington Street
and Avenida Tampico. The units will be developed on a 9.44 acre site with an overall
density of 11.5 du /acre. Thirty percent (30% ) or 33 of the total number of units are
proposed to be set aside and maintained at a ordable Inc ome levels for low and
moderate income households. Twenty -two (22) of the units will be offered to low income
households, and 11 units will be offered to moderate income households. It is desired
that all of these units be reserved for senior citizens. As such, we are requesting that the
developer reserve these units for senior citizen households unless they cannot find
qualified households to occupy them. This would occur only after they have exhausted
all searches for qualifying senior citizen households. Further, the developer has been
requested to make a good faith attempt to lease a majority of the remaining 76 market
rate units to senior citizen households.
Owner Participation Entity
The Owner Participation Agreement will be between the Agency and Desert Villas
Limited, a California limited partnership. At this point, no address has been identified for
the corporate offices of the partnership.
\lequlnte \ownrpeK
7. 4 ! - 1 I'll r; 711NV, ?-. ' 461 ! (NR4 CiOIn[Al UA—C7.F SUITE -30.5 . SANTA .ANA CA 9170.5. 71415414585 F4V 7141836 -1748
1114NOR71- 1!'11( IRC: 5711TC1. c.XTAN.5101 CA 9;454.619/967 -64<%
P
78 -105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246
DATE: July 24, 1991
TO: Chair and Members of the Redevelopment Agency
FROM: Ronald E. Kiedrowski, Executive Director /
SUBJECT: ENCLOSED AGREEMENT WITH DESERT VILLAS LIMITED
Enclosed you will find a draft Owner Participation Aggreement between the
Redevelopment Agency and Desert Villas Limited. We are circulating the draft
Agreement to you for your review and consideration. Desert Villas Limited wishes to have
the Agency consider this Agreement at your special meeting that may be called in August.
In order for you to have sufficient time to review this Agreement prior to that meeting, we
are submitting it to you at this time. This draft Agreement is subject to further
modification upon review by Desert Villas Limited, and refinement by Agency legal
counsel.
The Agreement provides for approximately $2,052,402 in Agency assistance to facilitate the
development of a 109 -unit multi- family housing project. Of these units, thirty percent
(30 %), or 33 units, will be made affordable to low and moderate income households with
22 units being available to very low income households. The provision of Agency
assistance will provide for the set aside and continued affordability of these units. The
units will be constructed to provide.housinF for senior citizen households. The Agreement
also provides that Desert Villas Limited will make every attempt to rent both the
affordable units as well as the remaining market rate units to senior citizen households.
The Agency assistance will go toward funding the construction of off- and on -site
improvements, as well as to fund payment of City, school district and water district fees.
The off -site improvements the Agency would fund include improvements to Washington
Street as it fronts the subject site. The on -site improvements include a flood retention
basin, and water and sewer lines that will service the pproject. Fees include permit fees and
bonds, plan check fees and school and water district develo ' ment fees. Funds for this
assistance will be provided from the twenty percent (20 %) housing set -aside monies.
The assistance will be structured in the form of a loan from the Agency to the developer.
The developer will be required to execute a promissory note and record deed restrictions
on the property. If in the event the developer does not maintain the affordable units for a
fifteen (15) year period, then he will be required to repay the outstanding balance plus
interest to the Agency for a pro -rata share of the outstanding time.
The Agreement also allows the developer to convert and sell the project as condominiums.
This occurrence will most likely not occur until after the bonds that the developer is
seeking to provide permanent financing for this project are retired. The developer
proposes to use tax exempt bond financing in order to raise capital to provide a permanent
loan for the project. This form of financing requires that the project remain a multi - family
residential development for the term of the bonds; the bond term is anticipated to be
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
..MENT WITH DESERT VILLAS LIMITED
24, 1991
age 2
fifteen (15) years. However, in a desire to promote home ownership in La Quinta, we have
requested that the project be designed so it will facilitate potential future conversion into
condominiums. If this would occur prior to the fifteen (15) year term of the bonds, then a
portion of the Agency assistance would be repaid by the developer.
Please review and submit any comments or questions you may have on this Agreement to
Tom Genovese. We will be updating you as to our progress to finalizing this Agreement as
events occur. Finally, the developer is anxious to get the Agreement finalized and
approved by the Agency so he can proceed forward and receive an allocation for
permanent bond financing. To that end, we have informed him that we would request
Agency consideration of this Agreement at your special meeting scheduled for August.
XbqUiZ-\
v , .po* U.S.POSTAGE
4.4 a" 0
0 .2 9
P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 ?8 METER
PLANNING DEPARTMENT SAN SERNARD IND CA '324 6775506
Q? 0(k./kv_1
769030032
Amcor Realty Fund Iii
P 0 Box 8250
Newport Bch, CA 92658 T
PI
OCT 2 9 19999
1
I)EPARTMENT
0 -2 9
SEP25'd I
0 .2 9
P.O. BOX 1504 - LA'QUINTA, CALIFORNIA 92253 C,4 L cl _��5
m F T r q
SAN SERVIAROIY-40 (—A 677506
769030'032
Amcor Realty Fund Ii
P 0 Box 8250 t*k- V R
Newport Bch, CA 92Z 8 174 b.'
SEP 3 0 1991 D
pL K,Nigd DEPARTMENT
W I Y OF LA OUINTA
PLANNING COMMISSION
TICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta Planning
Commission will hold a PUBLIC HEARING on October 22, 1991, at
7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -105
Calle Estado, on the following item:
ITEM: PLOT PLAN 91 -467, CHANGE OF ZONE 91 -066
& VARIANCE 90 -017
APPLICANT: DESERT VILLAS, LTD.
LOCATION: WEST SIDE OF WASHINGTON STREET,
SOUTH OF THE LA QUINTA CHANNEL,
600 -FEET NORTH OF CALLE TAMPICO.
REQUEST: TO DEVELOP A 109 UNIT RENTAL
COMPLEX (SINGLE STORY) ON +9
ACRES OF LAND ZONED R1 AND R2.
THE APPLICANT IS REQUESTING THE
REDESIGNATION OF A PORTION OF THE
PROPERTY FROM Rl TO R2 AND A VARIANCE
APPLICATION BECAUSE THEY CANNOT MEET
SOME OF THE OFF STREET PARKING STANDARDS
AND SOME OF THE APARTMENT UNIT
SIZES ARE SMALLER THAN PERMITTED.
LEGAL: APN 769 - 030 -032 (NORTH PORTION)
SOUTH HALF OF NORTHWEST SECTION 6,
T6S, R7E
r �� c -
I > � - +�
Calle Tampico
C — Olin I[] IF -:7:1
i
The La Quinta Planning and Development Department has completed
an Environmental Assessment on the project. Based upon this
assessment, the proposal will not have a significant adverse
effect on the environment; therefore, a Negative Declaration
has been prepared. The La Quinta Planning .Commission will
consider the adoption of the Negative Declaration along with
the proposals at the Hearing.
Any person may submit written comments on the cases to the
Planning and Development Department prior to the Hearing and /or
may appear and be heard in support of or opposition to the
adoption of the Negative Declaration and /or the other cited
cases at the time of the Hearing. If you challenge the
decision of these cases in court, you may be limited to raising
only those issues that you or someone else raised either at the
Public Hearing or in written correspondence delivered to the
Planning and Development Department at, or prior to, the Public
Hearing. The development proposals may be viewed by the public
Monday through Friday from 8:00 a.m. until 5:00 p.m. at the
Planning and Development Department, La Quinta City Hall,
78 -099 Calle Estado, La Quinta, California.
DO NOT PRINT BELOW THIS LINE
PUBLISH ONCE ON OCTOBER 1, 1991
MR. JOHN SHAW
THE KEITH COMPANIES
41 -865 BOARDWALK, STE.101
PALM DESERT, CA 92260
MR. JOHN SHAW
THE KEITH COMPANIES
41 -865 BOARDWALK, STE..101
PALM DESERT, CA 921260
MR. CRAIG G. BRYANT
MR. CRAIG G. BRYANT
WINCHESTER ASSET MGMT.
WINCHESTER ASSET MGMT.
41 -865 BOARDWALK, STE.101
41 -865 BOARDWALK, STE.101
PALM DESERT, CA 92260
PALM DESERT, CA 92260
MR. BOB WRIGHT
MR. BOB WRIGHT
AMCOR CAPITAL, INC.
AMCOR CAPITAL, INC.
52300 ENTERPRISE WAY
52300 ENTERPRISE WAY
COACHELLA, CA 92236
COACHELLA, CA 92236
MR. RICHARD DARLING
MR. RICHARD DARLING
TANDAM- BUILDERS, INC.
TANDAM BUILDERS, INC.
1630 17TH STREET
163.0 17TH STREET
SANTA _MONICA,_ CA- 90404 _
SANTA_MONICA,_CA .9_0404
MR. JOHN SHAW
THE KEITH COMPANIES
41 -865 BOARDWALK, STE.10
PALM DESERT, CA 92260.
MR. CRAIG G. BRYANT
WINCHESTER ASSET MGMT.
41 -865 BOARDWALK, STE.10
PALM DESERT, CA 92260
MR. BOB WRIGHT
AMCOR CAPITAL, INC.
52300 ENTERPRISE WAY
COACHELLA, CA 92236
AUG 6 ion*
d
v
i
Ito
i
i
M R1.M
�
�C
�d
i
I CHANGE OF ZONE EXHIBIT
735.
C -P ZONING
(CZ 91 -063)
PLOT PLAN
/I
S -R
ZONING
SINGLE FAMILY
ri
SCALE: 1 "= 200'
EXHIBIT
„A..
109 UNITS
FULL DEVELOPMENT COSTS LESS SUBSIDY CREDIT
(22 LOW INCOME 111 MODERATE)
100% LOW 6 MODERATE PRELEASED /20% OF OTHERS
AGENCY ASSISTANCE WILL CONSIST OF:
ENHANCEMENT RESOLUTION MONTHLY RENTAL INCOME
SUBSIDY CREDIT
CITY OF LA DUINTA
REVISED 6/26191
PAGE TWO
INCOME: (2)
MONTHLY RENTAL INCOME: (3)
3 B M,
2.5 BA
- 1,150
SF /UNIT
9
MONTH
13
14
15
TOTAL LEASEABLE UNITS
2,700
3,240
3 B M,
2.5 BA
PRELEASE(1)
SF /UNIT
(LOW
INCOME)
3 BDRM, 2.5 BA
- 1,150
SF /UNIT
/UNIT /MO
945
9
UNITS
2
2
3
4
3 BDRM, 2.5 BA
- 1,150
SF /UNIT
(LOW
INCOME)
2
UNITS
2
2
2
2
2 BDRM, 2 BA -
900
SF /UNIT
SF /UNIT
(LOW
49
UNITS
10
13
16
20
2 BD M; 2 BA
- 900
SF /UNIT
(LOW
INCOME)
12
UNITS
12
12
12
12
1 BDRM, I BA -
650
SF /UNIT
3,250
31987
17
UNITS
3
5
6
7
1 B M, 1 BA
- 650
SF /UNIT
(LOW
INCOME)
4
UNITS
4
4
4
4
1 BDRM, 1 BA
- 550
SF /UNIT
I
1
UNITS
0
0
0
0
1 BORN, 1 BA
- 550
SF /UNIT
(MODERATE INC)
11
UNITS
11
11
11
11
1 BORN, I BA
- 550
SF /UNIT
(LOW
INCOME)
4
UNITS
4
4
4
4
TOTAL UNITS
#378.00
!UNIT /MD
1,512
1,512
109
UNITS
SUBTOTAL RENTAL INCOME
- - - - - --
#26,547
- - - - - --
#30,659
TOTAL LEASED 48
53
58
63
LAUNDRY
#5.00
PER UNIT /MONTH
TOTAL PERCENTAGE LEASED
49.05%
53,64%
58.23%
INCOME: (2)
MONTHLY RENTAL INCOME: (3)
3 B M,
2.5 BA
- 1,150
SF /UNIT
9
UNITS B
$900.00
/UNIT /MO
1,620
2,160
2,700
3,240
3 B M,
2.5 BA
- 1,150
SF /UNIT
(LOW
INCOME)
2
UNITS @
#472.50
/UNIT /MO
945
945
945
945
2 BDRM,
2 BA
- 900
SF /UNIT
49
UNITS @
$775.00
/UNIT /MO
7,595
10,127
12,658
15,190
2 BDRM,
2 BA
- 900
SF /UNIT
(LOW
INCOME)
12
UNITS @
$425.25
/UNII /MO
5,103
5,103
5,103
51103
1 BDRM,
1 BA
- 650
SF /UNIT
17
UNITS @
#650.00
/UNIT /MO
2,210
3,250
31987
4,723
I BDRM,
1 BA
- 650
SF /UNIT
(LOW
INCOME)
4
UNITS @
$378.00
/UNIT /MO
1,512
1,512
1,512
1,512
1 BD IN,
I BA
- 550
SF /UNIT
I
UNITS @
#600.00
/UNIT /MO
0
0
0
0
1 BORN,
1 BA
- 550
SF /UNIT
(MODERATE INC)
11
UNITS @
#550.00
/UNIT /NO
6,050
6,050
6,050
6.050
1 BDRM,
1 BA
- 550
SF /UNIT
(LOW
INCOME)
4
UNITS @
#378.00
!UNIT /MD
1,512
1,512
1,512
-- - - --
1;512
-- - -
SUBTOTAL RENTAL INCOME
- - - - - --
#26,547
- - - - - --
#30,659
- -
#34,467
- - --
$38,275
LAUNDRY
#5.00
PER UNIT /MONTH
267
292
-
317
-- - -
TOTAL MONTHLY REVENUE:
- - - - - --
$26,547
- - - - - --
$30,926
-- - - - --
$34,759
- - --
#38,593
(1) 100% PRELEASED ON LOW /MODERATE INCOME UNITS - (3) RENTS ARE ASSUMED TO BE 1992 RENTS.
20% PRELEASED ON REMAINDER LOW INCOME RENTS ARE 30% OF 50% OF MEDIAN INCOME
(2) INCOME BASED ON FRACTIONAL SHARE OF UNITS PRELEASED PER HUD PMSA RIVESIDE COUNTY. ADJUSTED FOR 1992.
F-I
9 UNITS
2 UNITS
49 UNITS
12 UNITS
17 UNITS
4 UNITS
i UNITS
11 UNITS
4 UNITS
109 UNITS
9 UNITS @
2 UNITS @
49 UNITS @
12 UNITS @
17 UNITS @
4 UNITS @
1 UNITS @
11 UNITS @
4 UNITS @
PER UNIT /MONTH
MONTH 16
17
18
19
20
21
22
23
24
4
5
5
6
7
7
8
8
9
2
2
2
2
2
2
2
2
2
23
26
29
33
36
39
42
46
49
12
12
12
12
12
12
12
12
12
8
10
11
12
13
14
15
16
17
4
4
4
4
4
4
4
4
4
0
4
1
1
1
1
1
1
1
it
11
it
11
11
11
11
11
11
4
- --
4
- --
4
- --
4
- --
4
- --
4
- --
4
- --
4
- --
4
- --
TOTAL LEASED 68
73
79
84
B9
94
99
104
109
TOTAL PERCENTAGE LEASE 62.81%
67.40%
72.91%
77.49%
82.08%
86.67%
91.25%
95.84%
100.00%
$900.00
/UNIT /MO
3,780
4,320
4,860
5,400
5,940
6,480
7,020
7,560
8,100
$472.50
/UNIT /MO
945
945
945
945
945
945
945
945
945
$775.00
/UNIT /MO
17,722
20,253
22,785
25,317
27,848
30,380
32,912
35,443
37,975
$425.25
/UNIT /MO
5,103
5,103
5,103
5,103
5,103
5,103
5,103
5,103
5,103
$650.00
/UNIT /MD
5,460
6,197
6,933
7,670
8,407
9,143
9,880
10,617
11,050
$37B.00
/UNIT /MO
1,512
1,512
1,512
1,512
1,512
1,512
1,512
1,512
1,512
$600.00
/UNIT /MD
0
0
600
600
600
600
600
600
600
$550.00
/UNIT /MO
6,050
6,050
6,050
6,050
6,050
6,050
6,050
6,050
6,050
$318.00
/UNIT /NO
1,512
-- - - - - --
1,512
-- - - - - --
1,512
-- - - - - --
1,512
-- - - - - --
11512
-- - - - - --
1,512
-- - - - - --
1,512
-- - - - - --
1,512
-- - - - - --
1,512
-- - - - - --
SUBTOTAL RENTAL INCOME
$42,084
$45,892
$50,300
$54,109
$57,917
$61,725
$65,534
$69,342
$72,B47
342
367
397
422
447
472
497
522
545
TOTAL MONTHLY REVENUE:
-- - - - - --
$42,426
-- - - - - --
$46,259
-- - - - - --
$50,698
-- - - - - --
$54,531
-- - - - - --
$58,364
-- - - - - --
$62,19B
-- - - - - --
$66,031
-- - - - - --
$69,864
-- - - - - --
$73,392
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ARCHITECT
Gv � T-
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kc-�'Ji- Ao�5
GIORGIO DAZZAN
& ASSCCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
i2131 393-5055
on
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ARCH ITECT
GIORGIO DA AN
& ASSCC I ATE S, INC.
610 SANTA MONICA BLVD,, SUITE 221,
SANTA MONICA, CA 90401
1213) 393-5055
El
ARCHITECT
GIORGIO DAZZAN
& ASSICCIATES, INC,
6*1 0 SANTA N40NICA BLVD., SUIT�-'130-'
SANTA MONICA, CA 904di
X213} 393-5055
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ARCHITECT
GIORGIO DALZZAN
& ASSOCIATES, INC.
610 SANTA MONICA BLVD., SUITE 225
SANTA MONICA, CA 90401
(21 3l
L.
3
try m
LA QUINTA
DESERT VILLAS,
LA QUINTA CALIFORNIA -
GIORCalO DAZZAN
& ASSOCIATES INC. ARCHITEC-1
310 SANTA MONICA BLVD. SUITE 225
SANTA MONICA CA. 90401
?13.393-5055
DATE DESCRIPTION,''"--
Aff ideas, designs, arrangements and plans indicated or tePreleillert b,
this drawing ate owned by Gi0iigif) Dazzan-& Associates, Inc. an4jwe're
created, evolved and developed for use on and in connection
I
specified project, None of such Ideas, designs, arrangemeAA� or, plans be used by , or disclosed to any person, firm or corpordflon for any
i'urPose whatsoever without the written permission of Giorgio, Dazzakl
Associates, Inc.
3CALE; 6
:)ROJECT NO;
)ATE;
)RAWN BY;
,HECKED BY;
)FIAWING;,
PAWING NO. REVISION
>
3
DATE PALMS
t
W.I. GATE
6' PERIMETER WALL
E N T R Y S E 4C" T 1 0 N A A`
SCALE: 1/4"=V-011
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DATE PALMS
y.
H
" GUARD HOUSE
4
SHADE TREES
t�
-- FOUNTAIN
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A ffAm"k, U I oft
OLA V m0""E0wftER"""""`*"` VILLAO
Lid Quinta, California.
RONALD GREGC3•RY
A S S O- C ,I A T E S PRELIMINARY LANDSCAPE DESIGN
L A N D S C A P E A R C H I T E C T S
D�TE; 9-18-91 PROJECT # 9156
74 -020 Alessandro, Sulte. E
Palm Desert, California.
I
I
C
CPi 9 v- A N-1k Yo° 'qp r% 0- V= R
1
. i
PRELIMINARY PLANT PALETTE
-
;.'BOTANICAL NAME
- TREES., - -
COMMON NAME
SIZE REMARKS
R E E S (T
P
BRACfi =TON PCiftu4EUB
BOTTLE TREE
24" BOX - 48" SOX
j�
CITRUS
CITRUS -
24" BOX - 48" BOX
I
OLEA: EUROPAEA - , -. >. ->
: EUROPFfiN OLIVE,''
24" BOX - 48'" BOX
D N WALL
SCHINUS- TI R2 . !N_THIFOLIUS .: ,
-BRAZILIAN PEPPER
24" BOX = 48" BOX
TW=TA PERUVIANA
YELLOW OLEANDER
24" BOX - 48" BOX
_,LAGN4TROEMIA IN_DICA
CRAPE MYRTLE
24" BOX - 48" BOX
PYRUS KAWAKAMII
EVERGREEN PEAR
24" BOX - 48" BOX
PALMS:,
_CHAMtt,EROPS HUMILIS
MEDITERRANEAN FAN PALM
24" BOX - 36" BOX
PHOENIX DACTYLIFERA
DATE PALM
15' - 25' HT
WASHiNGTONIA FILIFERA
CALIFORNIA FAN PALM
6' - 12' HT
DESM& TREES:
1
PARKINSONIA ACULEATA.
MEXICAN PALO VERDE
24" BOX - 48" BOX
PR�EIPSIS CHI LENUTS
PFZ6 PSIS CHILENSI
CHILEAN MESOUITE
24" BOX - 48" BOX
'
BLUE PALO - VERDE
24" BOX - 48" BOX_
€
RH[A%50'f_
AFRICAN- SUMt�C
-
24" BOX - 48" 80X
-
_ ANA
SWEET ACACIA
_ r
' BOX
`
ACCCLA SALICINA ,.
WILLOW ACACIA " - -
= 24" BOX 4B' BOX =
;RING SID WALK '
i'
EU ALYPTUS MICROTHECA
COOLIBAH 'TREE
_
24 BOX 48 BOX
OF �
E
k STDS,
sH� :
'EURYOPS P. 'VIRIDIS'
GREEN LEAF EURYOPS
1 GAL - 5 GAL,
LIGUSTRUM TEXANUM
TEXAS PRIVET
1 GAL - 5 GAL
&
NANDINA- DOMESTICA
HEAVENLY BAMBOO
1 GAL - 5 GAL
COVERS"
T. -'Y ERI`
WHEELER'S DWARF'
1 GAL - 5 GAL
R`S
RAPHIOLEPIS I. 'SPRINGTIME'
INDIA HAWTHORN
1 C4.L - 5 GAL
ROSA BRAC:TEATA
HYBRID ROSE
1 GAL - 5 GAL
TRACiELOSPERMUM JASMINIOIDES
STAR JASMINE
1 GAL - 5 GAL
XYLOSMA CONGESTUM
SHINY XYLOSMA
1 GAL - 5 GAL
j
TECOMARIA CAPENSIS'
CAPE HONEYSUCKLE
1 GAL - 5 GAL
HEIvMOCALLIS I STARBURST COLD'
DAYLILY
1 GAL - 5 GAL
zbEswT SHRUBS:
I
CASSIA ARTEMISIOIDES
FEATHERY CASSIA
1 GAL - 5 GAL
CASSIA WISLIZENII
SHRUBBY SENNA
1 GAL - 5 GAL
NERIUM OLEANDER 'PETITE PINK'
LWARF OLEANDER
1 GAL - 5 GAL
LEUCOPHYLLUM F. 'GREEN CLOUD'•TEXAS
RANGER
1 GAL - 5 GAL
LEUCOPHYLLUM F. 'SILVER CLOUD'
TEXAS RANGER
1 GAL - 5 GAL
COLOR f
SALVIA GREGGII
SAGE
1 GAL - 5 GAL
!
ENCELIA- F,9;RNIOSA
BRITTLE BUSH
1 GAL - 5 GAL
FOUOUIERIA SPLENDENS
OCOTILLO
6' - 8' HT
YUCCA PENDULA
SOFT LEAF -YUCCA
1 GAL - 5 GAL
P A V ! N G
YUCCA GLORIOSA
YUCCA
4' - 6' HT
VINES:
-
CALLIANDRA 1?�.AEOUILATERA
PINK POWDER PUFF
5 GAL - 15 GAL
BOUGAINVILLEA `BARBARA KP,RST'
BOUGAINVILLEA -
5 GAL - 15 GAL
PODOCARPUS _GRACILIQR
FERN PINE
5 GAL - 15 GAL
`` Q L Q p ,�
CL CALLIS rBGIC�I4ES :
-.
,VIOLET.- Tic I��ET -_VINE
5 GAL - 15 GAL
1 - E
- _
ANNA AL COLOR
SEASONAL FLOWERS --
4nS -_ --
1'GAL
-_ -- -- -
f
DALEA GREGGII
PROSTRATE INDIGO BUSH
4" POTS -- 1 GAL
i=
ROSMARINUS 0. "LOC13-MD DE FOREST'- -DWARF ROSEMARY
4" POTS - 1 GAL
l
BACCHARIS P. 'CENTENNIAL'-
BACCHARIS
4" POTS - --1-GAL
TRAC:HELOSPERIAUM JASMINIOIDES
STAR JASMINE
4" POTS - 1 GAL -
nI
LANTANA C. 'DWARF YELLOW'
DWARF LANTANA
4" POTS - 1 GAL
LANI'ANA MONTE:VIDENSIS
PROSTRATE LANTANA
4" POTS - 1 GAL
MYOPORUM PARVIFDLIUM
MYOPORUM
„ 4" POTS - 1 GAL
llil '
i
-
I i
z
r
SPA
;
S = T E AREA
9.12 ACRES
�)CJVE
12AG E
124,000 SF -
± 31% OF SITE
AREA
-_�_
-PALMS i
11 . 77 /ACRE
f
U 14 �F_ --P-
i
11 (3, BDRM,
21/2 BATH) 12,650 SF.
27.5
CARS
@;'1,150
SF. /UNIT
�120i��Jf`�jj
`
" I C'
61 ( -z BDRM, 2 BATH).
54-,900 SF.,
152.5
1oi�H�"j
-_ @ `900 SF. /UNIT.,
.CARS
2 BDRM 1 -. -1 TH
_ -_
-31 : 5-
CARS
@'---65 /UNIT
-16 (1 BDRM, 1 BATH)
8,800 SF.
24.0
CARS
-@ -550 SF.-UNIT
109 -UNITS TOTAL
90 -,000 SF.
235.5
CARS
CONIiKUN =T�Y�131,DG 3,000 SF.
5.5
.CARS
PARK = NG •
ENCLOSED
140 STALLS
UNCOVERED
101 STALLS
TOTAL CAR STALLS
241 STALLS
0�
j LA QUINTA
DESERT VILLAS
LA QUINTA CALIFORNIA
GIORGIO ®
& ASSOCIATES INC.ARCHITECI
610 SANTA MONICA BLVD. SUITE 225
SANTA MONICA CA. 90401
213.393.5055
RONALD GREGORY
. A S S -. O C I- A T E -S
LANDSCAPE ARCMIiECIS
73- 960'Highway ,111, Suite -2
Palm Desert. CA 92260
(1619)559 -3624
--- - - - - -: I °,° yA
- ' -�
- - ---=I
DATE DESCRIPTION
i
All Irma^, drsigns arrangnrnents and plan9 indicaled or ri r n
p ese., led by
this drawing atr owned by Giorq o-Dazzari &--Associates, and were
created. evolved and developed for use on and in conney,66 with the .
specified prplr+rl None of such' Ideas, designs, arrangements or plans
shatf be used by or disclosed to any person, hrm orcorporalion for any
I'urpnsr whatsoever without the written permission of Gioigio Daizan &
Associates, Inc
it
SCALE;
PROJECT NO:
DATE; - 7/31/91 .
DRAWN-BY; TS
CHECKED BY; KA
DRAWING,
- P R E L;114i1�t�N A R �
LANCAPE `PLAN
site ,flan
-
DRAINING NO. REVISION' [-
f
--- - - - - -: I °,° yA
- ' -�
- - ---=I
DATE DESCRIPTION
i
All Irma^, drsigns arrangnrnents and plan9 indicaled or ri r n
p ese., led by
this drawing atr owned by Giorq o-Dazzari &--Associates, and were
created. evolved and developed for use on and in conney,66 with the .
specified prplr+rl None of such' Ideas, designs, arrangements or plans
shatf be used by or disclosed to any person, hrm orcorporalion for any
I'urpnsr whatsoever without the written permission of Gioigio Daizan &
Associates, Inc
it
SCALE;
PROJECT NO:
DATE; - 7/31/91 .
DRAWN-BY; TS
CHECKED BY; KA
DRAWING,
- P R E L;114i1�t�N A R �
LANCAPE `PLAN
site ,flan
-
DRAINING NO. REVISION' [-