PR 2010-36a
P.O. Boa 1504 "
LA QUINTA, CALIFORNIA 92247-1504
78-495 CALLF_ TAMPICO
LA QUINTA, CALIFORNIA 92253
March 29, 2011
Mr. Nolan Sparks
T.D. Desert Development L.P.
PO Box 1716
La Quinta, CA 92247
(760) 777-7000
FAX (760) 777-7101
SUBJECT: PRELIMINARY REVIEW - PR 2010-036 - T T r,,i 36349
LOT 60, TR 27840 - RANCHO LA QUINTA Sl1LES OFFICE u
Dear Mr. Sparks:
Staff has reviewed.the above subject proposal, based or the preliminary review request
and plan submittals of December 14, 2010. At this tirne. u.1c offer 'preliminary comments
for .your consideration.
The purpose of a preliminary review is to provide the C;gv's .varioi..is development review
departments an opportunity to assess a potential p ojc>.i is prelin-:in�!ry concept plans: to
provide general comments and identify any fatal iidws ur :'itg6ficant cin..^ic -i issues prioi to
a formal application submittal. Consequently, this lett'r not all inciu_.ive in terms of
identifying every review item associated with this proj,c:. "hese comments are intended
only to provide conceptual design guidance and qn not represent a; ,—,:i pIete' tE:chnical
design. review. They are subject to charille due to indivirlu:�l site and povert conditions,
timing of the formal application subminaL City policy and code revisions, etc. They shall
not be considered final and.ior all encompassing.. -More detailc,d review would occur in the
future, with the formal application reviclw✓ process.
EXISTING CONDITION`
The site is.app mxnately 0.35 acres, can.sisli;ccf orlc ^...-P-I (Lo! 6 ) ' j thin TR `:' ,e1�-.
It is. internale to the Rancho La Quinta gatr;d cLarnri"tunir✓., :iz-...ated s,lor g tl-:c south SICM- of
Rancho La Quinta Drive, west of Cascaclas C; rc.le. The `;Ic is currently built Oc.It tivi-h' a
residential duplex structure, and detached ,garage, Lot Fi' , adjacent . on the. east. 'is
developed with 'landscaping and- parking improvements.
The site 's currently a dLIplex condo unit being.used for an L-.. ,-site re-salc`:s office and H ,A
office. There is no approval on file that can be fot.ind f.,; t nese uses, ano no addre,:s Tile
exists for 79275 Rancho La .Quinta Drivc, which. is ,th -, stat��ri ��r the prA!i�r�inary
review application as filed,.
PROPOSAL
condominium parcel, and create two separate B-occuprancy units from the residential
duplex structure. One unit would be an ancillary office for the overall Rancho La `Quinta
HOA, while the other would serve as an on-site sales office specifically- .for Rancho La
Quinta residential properties.
LAND USE AND ZONING CONSISTENCY
The current land use is designated under the La Quinta General Plan as Low Density
Residential (LDR), Up to 4 units per acre. The underlying zoning is Low Deisity Residential
(RL), with a specific plan overlay. The site is within the Residential Specific Plan (RSP)
overlay for Planning Area I of the Rancho La Quinta . Specific Plan, which allows "single
family detached, dwellings, single family attached dwellings, town homes. condominiums,
and including residential and golf supporting maintenance and office. uses.
Based on the language in the specific plan, the proposed use as a homeowner association
office could be considered a residential and golf supporting maintenancE and office use
related to the Rancho La Quinta operations. However, a residential real estate sales office
use does not appear to be consistent with the intent of the specific plan language, and is
not 'a permitted use under the base RL zoning. Temporary model home complexes, real
estate sales offices and related signage may be established if a minor use permit is
approved, but this would only be on a temporary basis, and the complex must be used
solely for the original sale of new homes, which does not apply to Rancho.La Quinta.
You will need to request a formal determination on the proposed real estate office use
from the Planning Director, as specified in the Rancho La Quinta Spe•_ific Plan under
Section 3.1.1.B (Permitted Uses) for Planning Area I, prior to making any other formal
application(s) to the City for this proposed use.
APPLICATION REQUIREMENTS
The following application requirements currently apply to this proposal. These applications
are on the Planning Department we'bpage of our City website, at www.la-c.uinta.org. A fee
discount of 50%- applies to all applications subsequent to the most expensive application
(excluding any environmental review fees).
Staff has made a preliminary determination that this project would .not be subject to
review under the California Environmental Quality. Act (CEQA). However, a final.
determination -will not be made until the project'has been formally submitted.
• A Specific Plan Amendment application .may be required to allow the use as proposed,
absent a determination on the real estate office use as discussed in the preceding
section. The application fee would be' $4,000.00.
• . A Tentative Parcel Map' (TPM) application, for condominium. purposes, would be
required, with a fee of $1,0,00.'00.'(.a 50% reduction of this fee would apply. if a
Specific Plan . Amendment application is required). All materials rsquired by the
corresponding application, and as stated: in this Letter, shall be filed. This includes
complete, detailed architecture, civil, ,landscaping and. other plans as may be required
by the application, unless specifically waived by one or more City Departments. Please
include a copy of this letter with the application and accompanying mat rials: -
The :following studies,may be required if. the proposal will', involve .more ,tFia.n .land : use
approval; as they could be triggered by tenant improvements for occupanc•/ changes:
➢ Water Quality Management Plan (WQMP)
➢ Hydrology/Drainage report conforming to City Engineering Bulletin 06-16
Please contact Public Works to discuss the extent of any requirements fcr WQMP and/or
Hydrology/Drainage studies. While .the proposal is to . allow certain lanc uses, physical
modifications may be necessary to accommodate these uses, which may trigger the need
to prepare these reports/studies. Staff may require updated information, based on more
detailed review of any formal application(s).
Please review all application forms carefully to address the required info-mation, and be
sure to provide for each item in its entirety. Please' feel free to contact this office with any
questions about the application requirements as you prepare formal plan sets.
BUILDING AND SAFETY /. FIRE DEPARTMENT
It is' strongly suggested that you meet with Building and Fire Department staff to discuss
this proposal in more detail, specifically related to ADA requirements, occupancy,
separation and sprinkler requirements of the 2011 California Green Building Code, and
latest Uniform Building and Fire Codes. Please contact Greg Butler, Building and Safety
Manager, La Quinta Building and Safety at 760-777-7012, as well as Jason Stubble, Fire
Safety Specialist with Riverside County Fire, at 760-863-8886.
j4,. -A ale e:
PLANNING DEPARTMENT,�ir C4 , 1.4
General comments - There are several clarifications that will need to be addressed, based
on the plan information provided.
• What is the current use of the existing garage?
• Are. there any overhead or other structures in the patio area shown?
• Is the hatched area shown at what appears to be a pedestrian access (jest south of Lot
X) representative of a hardscape treatment, and are there any structural improvements
. beyond the wall and pilasters as shown?
Tentative Map Plan Set — Please review the Tentative Parcel Map' application form in
detail,. to ensure that all of the required plan information. and sheet' requirements. are
addressed. In addition:
• Please note that the following Tentative Parcel Map application requirements are
tentatively waived for the initial application submittal, based on theproposal as.
currently presented. However, -this does' not preclude any listed item from being
required post -submittal as part. of 'completeness review, due to changed application
circumstances," etc., or if. determined necessary and pertinent, to processing of the
application:
Proposed Development Plan sheet requirements;
➢ Preliminary Landscape Plan sheet;
➢
Traffic Study;
➢ All Supplemental Reports/Studies/Exhibits specifically listed
• Show only current property lines of record as distinguished from other land actions. It is
unclear how the property lines established by LLA 08-490 relate to the boundaries for
Lots 60 and 61. Provide all property and ROW dimensions,
• Lot 61 shall be incorporated into the boundaries of any tentative map; as the parking
improvements are related to the primary use and must be on the same parcel as the
primary use.
Any fees quoted herein do .not .include 'costs such as' plan checking, permit fees, bond
requirements and other potential fees not identified herein. More 'spec'ific'-information can
be obtained by contacting individual City Departments. City applicatior forms may be
downloaded through our website, at www.la-'quinta.org.
As a reminder, this letter is hot an all-inclusive listing_ of every potential ssue associated
with this project. These comments are intended only to provide co-iceptual design
guidance and do not represent the more thorough, detailed technical design review that
would occur with .the formal application review process. All comment-: are subject to
change due to individual site and project conditions:,*. timing of the formal application
submittal, City policy and code revisions, etc. They shall not be considered final and/or all
encompassing.
Should you have questions regarding this letter, please contact the undErsigned at 760-
777-7069 or via e-mail at wnesbit@la-quinta.org.
'Very truly yours,
Wallace -,H. Nesbit
Principal Planner
c: Lloyd Watson, Watson Engineering
Jason Stubble, Riverside County Fire
Greg Butler,, Building and Safety Manager
Ed Wi•mmer, Principal Engineer
David Sawyer; Planning Manager