2020 12 08 PCPLANNING COMMISSION AGENDA 1 DECMEBER 8, 2020
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBER
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, DECEMEBER 8, 2020 AT 5:00 P.M.
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, and N-35-20, executed
by the Governor of California in response to the state of emergency relating to
novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing
accommodations by suspending or waiving specified provisions in the Ralph M.
Brown Act (Government Code § 54950 et seq.), members of the Planning
Commission, the City Attorney, City Staff, and City Consultants may participate in
this meeting by teleconference. Additionally, pursuant to the above-referenced
executive orders, the public is not permitted to physically attend at City Hall the
meeting to which this agenda applies, but any member of the public may listen or
participate in the open session of this meeting as specified below.
Members of the public wanting to listen to this meeting may do so by tuning-in live
via http://laquinta.12milesout.com/video/live.
Members of the public wanting to address the Planning Commission, either for
public comment or for a specific agenda item, or both, are requested to send an
email notification to the Planning Commission Secretary Sijifredo Fernandez at
SFernandez@LaQuintaCA.Gov , and specify the following information:
1) Full Name 4) Public Comment or Agenda Item Number
2) City of Residence 5) Subject
3) Phone Number 6) Written or Verbal Comments
The email “subject line” must clearly state “Written Comments” or “Verbal
Comments.”
Planning Commission agendas and
staff reports are now available on the
City’s web page: www.LaQuintaCA.Gov
PLANNING COMMISSION AGENDA 2 DECMEBER 8, 2020
Verbal public comments – requests to speak must be emailed to the
Commission Secretary no later than 4:00 p.m. on the day of the meeting;
the City will facilitate the ability for a member of the public to be audible to the
Planning Commission and general public for the item(s) by contacting him/her via
phone and queuing him/her to speak during the discussion.
Only one person at a time may speak by telephone and only after being
recognized by the Planning Commission’s Chairperson.
Written public comments, received prior to the adjournment of the meeting, will
be distributed to the Planning Commission, incorporated into the agenda packet
and public record of the meeting, and will not be read during the meeting unless,
upon the request of the Planning Commission Chairperson, a brief summary of any
public comment is asked to be read, to the extent the Commission Secretary can
accommodate such request.
It would be appreciated that any email communications for public comments
related to the items on the agenda, or for general public comment, are provided to
the Design and Development Department at the email address listed above prior
to the commencement of the meeting. If that is not possible, and to accommodate
public comments on items that may be added to the agenda after its initial posting
or items that are on the agenda, every effort will be made to attempt to review
emails received by the Design and Development Department during the course of
the meeting. The Planning Commission’s Chairperson will endeavor to take a brief
pause before action is taken on any agenda item to allow the Commission Secretary
to review emails and share any public comments received during the meeting. All
emails received by the Commission Secretary, at the email address above, until
the adjournment of the meeting, will be included within the public record relating
to the meeting.
******************************
CALL TO ORDER
ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, McCune,
Nieto, and Chairperson Proctor
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the Planning Commission on any
matter not listed on the agenda. Please email “Written Public Comments” to
SFernandez@LaQuintaCA.Gov and limit your comments to three (3) minutes
(approximately 350 words). The Commission values your comments; however, in
accordance with State law, no action shall be taken on any item not appearing on
the agenda unless it is an emergency item authorized by the Brown Act
[Government Code Section 54654.2(b)].
PLANNING COMMISSION AGENDA 3 DECMEBER 8, 2020
CONFIRMATION OF AGENDA
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS
CONSENT CALENDAR
NOTE: Consent Calendar items are routine in nature and can be approved by one
motion.
1. APPROVE MINUTES OF NOVMBER 24, 2020
Declarations regarding Public Contacts
BUSINESS SESSION – NONE
STUDY SESSION
1. UPDATE ON PREPARATION OF THE 6TH CYCLE HOUSING ELEMENT FOR THE
OCTOBER 2021-OCTOBER 2029 PLANNING PERIOD
2. DISCUSS THE CITY’S SPHERE OF INFLUENCE INCLUDING STATUS OF
THE VISTA SANTA ROSA GATEWAY VILLAGE PROJECT IN THE COUNTY
OF RIVERSIDE AND WITHIN CITY’S SPHERE OF INFLUENCE
PUBLIC HEARINGS
1. ADOPT A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2020-0005
(TTM 37930) FOR CONDOMINIUM PURPOSES FOR PENDRY RESIDENCES
PROJECT. CEQA: FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-
1003 APPLY AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED.
LOCATION: WITHIN THE MIDDLE PORTION OF THE SILVERROCK
RESORT, BOUNDED BY SILVERROCK WAY.
2. ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL
AMEND SEVERAL SECTIONS OF TITLE 9 OF THE LA QUINTA MUNICIPAL
CODE; CEQA: EXEMPT FROM CEQA PURSUANT TO SECTION 15061(B)(3)
REVIEW FOR EXEMPTIONS – COMMON SENSE RULE; LOCATION:
CITYWIDE
REPORTS AND INFORMATIONAL ITEMS - NONE
COMMISSIONERS’ ITEMS - NONE
STAFF ITEMS - NONE
ADJOURNMENT
PLANNING COMMISSION AGENDA 4 DECMEBER 8, 2020
The next regular meeting of the Planning Commission will be held on January 26,
2021, commencing at 5:00 p.m. with the Call to Order, at the City Hall Council
Chamber, 78-495 Calle Tampico, La Quinta, California.
DECLARATION OF POSTING
I, Sijifredo Fernandez, Commission Secretary, do hereby declare that the foregoing
Agenda for the La Quinta Planning Commission meeting of December 8, 2020 was
posted on the City’s website, near the entrance to the Council Chamber at 78-495
Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78-
630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas,
on December 3, 2020.
DATED: December 3, 2020
SIJIFREDO FERNANDEZ, Commission Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing
impaired, please call the Planning Division of the Design and Development Department at 777-7118, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Commission, arrangements should be
made in advance by contacting the Planning Division of the Design and Development Department at 777-
7118. A one (1) week notice is required.
If background material is to be presented to the Commission during a Planning Commission meeting, please
be advised that ten (10) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant
for distribution. It is requested that this take place prior to the beginning of the meeting.
Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda
will be made available for public inspection at the Design and Development Department’s counter at City Hall
located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours.
PLANNING COMMISSION MINUTES 1 OCTOBER 27, 2020
PLANNING COMMISSION
MINUTES
TUESDAY, NOVEMBER 24, 2020
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at
5:00 p.m. by Chairperson Proctor.
This meeting was held by teleconference pursuant to Executive Orders N-25-20, N-
29-20, N-33-20, and N-35-20, executed by the Governor of California in response
to the state of emergency relating to novel coronavirus disease 2019 (COVID-19)
and enabling teleconferencing accommodations by suspending or waiving specified
provisions of the Ralph M. Brown Act (Government Code § 54950 et seq.).
PRESENT: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner,
Nieto, and Chairperson Proctor
ABSENT: Commissioner McCune
STAFF PRESENT: Design & Development Director Danny Castro, Planning Manager
Cheri L. Flores, Senior Planner Carlos Flores, Commission
Secretary Sijifredo Fernandez
PLEDGE OF ALLEGIANCE
Commissioner Libolt Varner led the Planning Commission in the Pledge of
Allegiance.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
There were no requests to speak under the Public Comment on Matters Not on the
Agenda’ section of the meeting and staff continued to monitor emails should written
comments or requests for verbal comments be received.
CONFIRMATION OF AGENDA
Commission concurred and the agenda was confirmed.
Commissioner Libolt Varner said she would recuse herself from discussion
and vote on Business Session No. 2 and Public Hearing No. 1 due to a
potential conflict of interest stemming from a business relationship with
her previous employer, MSA Consulting.
PLANNING COMMISSION MINUTES 2 OCTOBER 27, 2020
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATION-
NONE
CONSENT CALENDAR
1. APPROVAL OF MINUTES DATED OCTOBER 27, 2020
Commissioner Bettencourt shared his disappointment of staff not providing
additional details on the minutes regarding the Wave project considering the
magnitude of the project.
MOTION – A motion was made and seconded by Commissioners Caldwell/Libolt
Varner to approve the Consent Calendar as submitted. AYES: Commissioners
Bettencourt, Caldwell, Currie, Libolt Varner, Nieto, and Chairperson Proctor. NOES:
None. ABSENT: Commissioner McCune. ABSTAIN: None. Motion passed
unanimously.
DECLARATIONS REGARDING COMMISSION PUBLIC CONTACTS – No public contact
to report.
BUSINESS SESSION- NONE
1. APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS OF
DECEMBER 22, 2020 AND JANUARY 12, 2021
Planning Manager Cheri L. Flores presented the staff report which is on file in the
Design and Development Department.
MOTION – A motion was made and seconded by Commissioners Caldwell/Nieto to
approve the cancellation of regular planning commission meeting of December 22,
2020 and January 12, 2021. AYES: Commissioners Bettencourt, Caldwell, Currie,
Libolt Varner, Nieto, and Chairperson Proctor. NOES: None. ABSENT:
Commissioner McCune. ABSTAIN: None. Motion passed unanimously.
2. ADOPT A RESOLUTION RECOMMENDING TO THE CITY COUNCIL TO ADD A
PROVISION TO SPECIFIC PLAN 2017-0002 TO ALLOW FOR TALLER BUILDING
HEIGHT ALONG IMAGE CORRIDORS FOR THE PAVILION PALMS SHOPPING
CENTER PROJECT; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
PREPARED A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHWEST CORNER OF
AVENUE 50 AND JEFFERSON STREET
Planning Manager Cheri L. Flores presented the staff report which is on file in the
Design and Development Department.
Staff responded to Commission inquiries and comments regarding:
• The scope of what is being recommend by this resolution.
PLANNING COMMISSION MINUTES 3 OCTOBER 27, 2020
• The impacts of the change in language will have other buildings on site.
• If it would be possible for the applicant to provide a line of sight exhibit from
Pamilla to determine the visual impact of the additional height.
PUBLIC SPEAKER: Mr. Philip Spencer, La Quinta – shared his concern about the
increase in height to the buildings blocking the visibility to the Pavilion Store. Mr.
Spencer questioned why the developer is looking to make changes to the Specific
Plan this late in the project. He mentioned La Quinta is a destination location and
this was a miss use of a prominent corner.
PUBLIC SPEAKER: Ms. Leila Namvar, La Quinta - shared her concern with the
revision to height of the buildings in the corner, Ms. Namvar stated this revision
does not match the purpose and intent of human scale architecture. She had
concerns with the parking and drive-through stacking along building one. Ms.
Namvar also questioned whether the gas station had been removed from the
project.
PUBLIC SPEAKER: Mr. Greg Bever, applicant, Lundin Development Company
Rancho Mirage – introduced himself and introduced the Project architect Jeff Herbst
of MCG Architecture.
PUBLIC SPEAKER: Mr. Jeff Herbst, MCG Architecture – addressed questions and
concerns regarding visibility of the slanted roof and material, which is a white TPO
application (thermoplastic roof). He stated that no mechanical equipment shall be
placed on top of the slanted roof section. The proposed glass material is a spandrel
glass application and allows for creative color applications and the spandrel glass
allows for the reduction in heat.
MOTION – A motion was made and seconded by Commissioners Bettencourt/Caldwell
to adopt a resolution recommending to the City Council to add a provision to the
Specific Plan 2017-0002 to allow for taller building height along image corridors for
the pavilion palms shopping center project. AYES: Commissioners Bettencourt and
Caldwell. NOES: Commissioners Currie, Nieto, and Chairperson Proctor. ABSENT:
Commissioners Libolt Varner and McCune. ABSTAIN: None. Motion did not pass.
STUDY SESSION- NONE
PUBLIC HEARINGS
1. ADOPT A RESOLUTION RECOMMENDING APPROVAL OF SITE DEVELOPMENT
PERMIT 2020-0006 (SDP 2013-924, AMENDMENT 1) TO AMEND SIGNATURE
AT PGA WEST SINGLE FAMILY RESIDENTIAL PLANS CEQA: THE PROJECT IS
CONSISTENT WITH PREVIOUSLY CERTIFIED SUBSEQUENT ENVIRONMENTAL
IMPACT REPORT COMPLETED FOR EDEN ROCK AT PGA WEST SPECIFIC PLAN.
LOCATION: WITHIN THE PGA WEST SPECIFIC PLAN AREA.
PLANNING COMMISSION MINUTES 4 OCTOBER 27, 2020
Senior Planner Flores presented the staff report which is on file in the Design and
Development Department.
Staff responded to Commission questions regarding the cause of this application not
being a staff level decision, that it exceeded the thresholds of being conducted at a
staff level; clarified how units can be plotted in the development; clarified that
development standards aren’t changing.
PUBLIC SPEAKER: Mr. Todd Cunningham, applicant – addressed questions
regarding changes to the project
PUBLIC SPEAKER: Ms. Jennifer Jenkins, PGA West HOA Representative – spoke in
support of the project
PUBLIC SPEAKER: Mr. Domenic Provenzano, PGA West – spoke in support of the
project
PUBLIC SPEAKER: Mr. Ben Dobbs, PGA West Representative – was unable to be
reached by staff but Mr. Dobbs was in support of the project
MOTION – A motion was made and seconded by Commissioners
Bettencourt/Caldwell to adopt Planning Commission Resolution approving Site
Development Permit 2020-0006 and determine that the project is consistent with
previously certified subsequent environmental impact report California
Environmental Quality Act (CEQA) subject to the Findings and Conditions of
Approval. AYES: Commissioners Bettencourt, Caldwell Currie, Nieto, and
Chairperson Proctor. NOES: None. ABSENT: Commissioner Libolt Varner and
McCune. ABSTAIN: None. Motion passed unanimously.
REPORTS AND INFORMATIONAL ITEMS - NONE
COMMISSIONERS’ ITEMS
Commissioner Bettencourt requested staff to provide a status update regarding the
adjacent Vista Santa Rosa and Bermuda Dunes communities. He also requested
information on a proposed project in Vista Santa Rosa and, if possible, to invite the
chair of the local agency formation commission to speak about their work. Staff will
return with information regarding the community meetings on a future agenda.
STAFF ITEMS – NONE
ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners
Caldwell/Nieto to adjourn at 6:25 p.m. Motion passed unanimously.
Respectfully submitted,
PLANNING COMMISSION MINUTES 5 OCTOBER 27, 2020
SIJIFREDO FERNANDEZ, Commission Secretary
City of La Quinta, California
City of La Quinta
PLANNING COMMISSION MEETING: December 8, 2020
STAFF REPORT
AGENDA TITLE: DISCUSS THE CITY’S SPHERE OF INFLUENCE INCLUDING
STATUS OF THE VISTA SANTA ROSA GATEWAY VILLAGE PROJECT IN THE COUNTY
OF RIVERSIDE AND WITHIN CITY’S SPHERE OF INFLUENCE
RECOMMENDATION
Discuss the City’s sphere of influence and status of the Vista Santa Rosa Gateway
Village project in the County of Riverside.
EXECUTIVE SUMMARY
• The City’s Sphere of Influence extends mostly eastbound, beginning at the
City’s southeast border.
• The Vista Santa Rosa Gateway Village project is proposed within this area at
the southeast corner of Monroe St and Airport Blvd. It consists of commercial
uses and senior congregate care facility.
• This report is informational only and there is no decision or action of the
Planning Commission (PC). La Quinta does not have decision making
authority over the Vista Santa Rosa Gateway Village project.
BACKGROUND/ANALYSIS
La Quinta Sphere of Influence
At the November 24, 2020 regular PC meeting, a Planning Commissioner requested
a discussion on the City’s Sphere of Influence (Sphere). The City’s southern
Sphere is a planning boundary outside of the City’s legal boundary that can be
annexed into the City (Attachment 1). This area includes the Vista Santa Rosa
Community (VSR), an unincorporated community in Riverside County (County),
generally located south of Avenue 50, east of Monroe Street, west of State Route
86 (Harrison Street) and north of Avenue 66. Rural residential uses are prevalent,
with an emphasis on equestrian activities.
The City’s General Plan 2035 designates goals, policies, programs, and land uses
for this area. General Plan Policy LU 1.4 states that a full Master Plan must be
prepared and adopted before any annexations of southern Sphere lands would
occur. The Master Plan would be community based, and would balance planning
principles including limiting urban sprawl, lowering vehicle trips and greenhouse
STUDY SESSION ITEM NO. 2
gas emissions, while preserving the rural character of the area. There has not
been any recent interest to annex the Sphere land area to La Quinta.
LAFCO Review
City spheres are reviewed periodically by the Local Agency Formation Commission
(LAFCO) as prescribed by the Cortese-Knox-Hertzberg Local Government
Reorganization Act of 2000. Beginning in 2021, Riverside LAFCO will be engaging in
this review for all cities in Riverside County. This review includes a Municipal
Services Review (MSR) which analyzes cities’ present service capabilities, future
growth and evaluate how cities are planning for that growth. This MSR helps inform
future decisions on potential boundary or sphere changes. Staff will be contacted
by LAFCO in the coming months to provide background information on the City.
Proposed Vista Santa Rosa Gateway Village Project
The proposed Vista Santa Rosa Gateway Village project is located at the southeast
corner of Monroe St and Airport Blvd. Otymar Lane is to the south, within the City’s
Sphere. Monroe St is the boundary line between La Quinta to the west, and the
County of Riverside to the east. Directly on the west side in La Quinta is The Palms
Golf Club residential community, and to the northwest in La Quinta is the PGA West
Norman Course residential community. The proposed project consists of 15,800 sf
pharmacy, 7,550 sf retail, 5,800 sf gas station, 2,400 sf fast food, and 158,000 sf
senior congregate care facility (128 beds). It will also include infrastructure
improvements for the adjacent Westside Elementary School (sidewalks and new
bus lane) and renovations for the existing Kennedy Store to the south. The project
went through two previous iterations in 2007 and 2012, paused both times due to
the economy, and was then restarted in 2018. The County’s current General Plan
designation for this property is Agriculture and the County’s zoning designations
are Agriculture and a small parcel of Commercial zoning on Otymar Lane where the
existing Kennedy Store is located (Attachment 2).
Because VSR is within the City’s Sphere, the La Quinta General Plan prezones the
area, including the project site. The prezoning for this site is Community
Commercial, and the land use designation is General Commercial (Attachment 3).
If the Sphere land area were to be annexed into the City, the Community
Commercial zoning and General Commercial land use designations would
automatically be applied. These designations allow for commercial uses such as
retail uses, general services such as barber shops, laundromats or copy services,
office and health services, dining uses and various recreation, assembly and
residential uses. The commercial development would be consistent with the City’s
prezoning.
Prezoning of the Sphere area does not establish the official zoning. The County’s
Light Agricultural and Rural Commercial zoning applies, and the proposal seeks a
County General Plan amendment and zone change to Mixed Use to allow the
proposed commercial and senior congregate care development. The project can
move forward pursuant to the approval of the County Planning Commission and
Board of Supervisors.
City staff received a copy of project plans and reports for review (Attachment 4).
Plans and reports include a site plan, preliminary landscape plans, fencing, floor
plans, elevations, lighting plans, and traffic impact analysis. Staff has reviewed the
project plans and traffic analysis, but only received the environmental analysis
reports on December 1, 2020 after prior multiple requests from La Quinta planning
staff to the County to obtain the environmental analysis for the City’s review. At
this time, staff has comments relating to traffic circulation.
Council was provided information on the project at its regular meeting on
November 17, 2020, including hearing public comment from La Quinta residents
who were opposed to the project, expressing concerns about increased traffic, the
proposed gas station, and the inappropriateness of commercial development
adjacent to surrounding residential communities. The City of La Quinta (Council),
sent a letter to the County requesting the project be continued by 90 days, to
allow more time for adequate review (Attachment 5).
The project was presented to the Vista Santa Rosa Community Council at meetings
in May and September 2020. Staff regularly attends these meetings and was in
attendance at both meetings. The project was scheduled to be heard before the
County Planning Commission on December 2, 2020 but was continued until
December 16, 2020. A date for the Board of Supervisors has not been set. La
Quinta residents can send their correspondence to the County Planning Department
and/or Supervisor’s office. Contact information for these offices are listed below:
Planning Department
Desert Office: 77588 El Duna Ct, Suite H
Palm Desert, CA 92211
(760) 863-8277
planning@rivco.org
Board of Supervisors: (951) 955-1020 (main)
District 4 Office: 73-710 Fred Waring Drive
Suite 222
Palm Desert, CA 92260
760-863-8211
district4@rivco.org
Prepared by: Cheri Flores, Planning Manager
Carlos Flores, Senior Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Map of City Boundaries and Sphere of Influence
2. Existing County General Plan and Zoning Designations
3. La Quinta General Plan and Zoning Maps
4. VSR Gateway Village Plans and Reports
5. City of La Quinta Letter Requesting 90-day continuance
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City of La Quinta General Plan
Planning Area Boundaries
La Quinta, California
Legend
Current City Limit
CITY OF
LA QUINTA
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ATTACHMENT 1
Existing Riverside County General Plan Designation - Agriculture
Existing Riverside County Zoning Designation – Agriculture and Commercial (small parcel C-R)
ATTACHMENT 2
Existing La Quinta General Plan Designation – General Commercial
Existing City of La Quinta Zoning Map – Prezoning Community Commercial (CC)
Airport Blvd
Avenue 58 Monroe St Madison St Airport Blvd
Avenue 58 Monroe St Madison St ATTACHMENT 3
MAP SCALE:
ADDRESS:
56-180 MONROE STREET - THERMAL, CALIFORNIA 92274
ZONING:
EXISTING: A-1-20PROPOSED: MU (PARCELS 5, 6, 7), MU-CUP (PARCELS, 1, 2, 3 & 4)SURROUNDING: A-1-20
LAND USE/GP:
EXISTING: VACANT, RESIDENTIALPROPOSED: MUASURROUNDING: AG (AGRICULTURE), MDR (MEDIUM DENSITY RESIDENTIAL - CITY OF LA QUINTA)
SPECIFIC PLANS/OVERLAYS
VISTA SANTA ROSA COMMUNITY
UTILITY PURVEYORS:
WATER: COACHELLA VALLEY WATER DISTRICTSEWER: COACHELLA VALLEY WATER DISTRICTGAS: SOUTHERN CALIFORNIA GAS CO.ELECTRIC: IMPERIAL IRRIGATION DISTRICTPHONE: FRONTIER COMMUNICATIONSTV: SPECTRUM
WQMP NOTE:
UNDERGROUND STORMWATER RETENTION SYSTEMS MAY BE UTILIZED UNDER PARKING AISLE
PAVEMENT T0 ENSURE THAT ALL "FIRST FLUSH" STORM EVENTS ARE 100% CONTAINED ONSITE
AS WELL AS 100% OF THE POST DEVELOPMENT INCREMENTAL VOLUME INCREASES.
(760)-398-2651
(760)-398-2651
(760)-323-1851(760)-391-5900(855)-284-2105(855)-855-4575WASTE: BURRTEC WASTE & RECYCLING SERVICES (760)-292-2495
AS SHOWN
NOTE:
NO CURRENT BUS STOP (SUNLINE TRANSIT) IN SERVICE ARE, BUT AMPLE AREA IN R/W IFREQUIRED IN THE FUTURE.
ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.PROPERTY NOT IN A COUNTY SERVICE AREA OR COMMUNITY FACILITIES DISTRICT.
ASSESSOR PARCEL NUMBERS:
764-070-001, 002 & 003764-080-001, 002, 010 & 011
UBC/ PARKING CALCULATION:
OCCUPANCY GROUP CONSTRUCTION TYPEBUILDING
FEMA FLOOD ZONE
FLOOD ZONE:X PANEL:06065C2263H EFFECTIVE DATE:04/19/2017
ELEVATION DATUM:
+500 FEET HAS BEEN ADDED TO ALL ELEVATION TO ELIMINATE NEGATIVE (-) ELEVATIONS.
* MAY VARY BASED ON FINAL USE
MMA-2MR2.1
5 A OR B5 A OR B5 A OR B5 A OR B5 A
12345
AREA (GSF)5,8007,5502,40015,800158,800 (79,000 PER FLOOR)
** BASED ON GENERAL COUNTY ORDINANCE REQUIREMENTS FOR LAND USE*** BASED ON SPECIFIC ITE PARKING GENERATION DEMAND PER SPECIFIC USE
ACREAGE:
GROSS:23.21
PARCEL ACREAGE
1234567
1.701.291.612.206.066.482.82LOT A 1.09
RETAIL - MULTI TENANTCONVENIENCE STORE/GAS
DRIVE THROUGH/FAST FOODDRUG STORE/PHARMACY/HEALTH HUBSENIOR CONGREGATE CAREMIXED USE - MUA (POTENTIAL SENIOR ORIENTED LIVING)
LOT AMIXED USE - MUA (POTENTIAL SENIOR ORIENTED LIVING)
BUILD.*USE
CONVENIENCE STORE/GAS
SENIOR CONGREGATE CARE
RETAIL-MULTI TENANTDRIVE THRU/FAST FOOD
DRUG STORE/PHARMACY/HEALTH HUB
12345
PARKING REQUIRED
23
**ORDINANCE ***ITE SPECIFIC
1256483230
79 3617046
ACTUALPARKING
243059
90119
PROVIDED ADA PROVIDEDEV
132
44
132
34
TOTAL 360 172 322 14 13
NOT TO SCALE
ARCHITECTURAL SITE PLAN
SITE PLAN LEGEND
VSR Standard Lights
Electric Vehicle Charging Station
Accessible Parking Space
Accessible Route
Pharmacy
15,800 SF
Retail
7,550 SF
Gas Station
5,800 SF
Senior Housing
Facility
158,800 SF
(76) One-Bed Units
(52) Two-Bed Units
(128) Total Units
Fast Food
2,400 SF
30
(3)
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
29
(0)
18
(4)
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
EV
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
7
(0)
10
(2)
20
(0)
10
(0)
20
(0)
20
(0)
15
(0)
34
(0)EV EV EV EV
EV EV EV EV EV EV EV
24
(1)
Re7,5
Gas Station
5,800 SF
3(3
47
(4)
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
Re7,5
Gas Station5,800 SF
3(3
38
(0)
15
(1)
EV
Re7,5
Gas Station5,800 SF
3(3
Total Parking Provided
Accessible Parking Spaces
Air/Vacuum Area
Loading AreaN
Fast Food
2,400 SF
EV
Entry Wall Sign
4'-6" White Agricultural Fence
3'-6" White Vinyl Ranch Rail Fence
Trash Enclosure
3'-0" Decorative Wall
Menu Board
Menu Board
Bicycle Rack (5 Bikes)
"Gateway" Monument
PROJECT DESCRIPTION
The 27.11-acre Vista Santa Rosa Gateway Village consist of an assemblage of 12 parcels
located at the southeast corner of Monroe Street and Airport Blvd (Avenue 56) in the
unincorporated community of Vista Santa Rosa, Riverside County.
The proposed Project includes: (1) General Plan Amendment from the current Agricultural
General Plan Foundation with an Agricultural land use designation to a Community
Development General Plan Foundation with a Mixed Use Area (MUA) designation; (2) Zone
Change on 12 parcels from the current Agricultural - 20-acre lot minimum (A-1-20) and
Commercial Retail (C-R) zoning designations, to a Mixed Use (MU) zoning designation; (3)
Tentative Parcel Map (TPM) No. 37801 to create 7 new parcels; and (4) Conditional Use
Permit for the proposed commercial portions of the project site. Note, the southerly 3.95-acre
parcel (Phase 4) is not included in the TPM but is a part of the overall Vista Santa Rosa
Gateway Village Project.
The Project site would be developed in four phases. Phase 1 includes development of
Parcels 1 through 4.
Phase 1 and 2, presented on this Architectural Site Plan, includes the development of mixed
use land uses, including a 5,800 sq. ft. gasoline station with an 8 pump canopy and
convenience store, a 7,550 sq. ft. multi retail use with a drive through end cap building, a
2,400 sq. ft. fast food restaurant with a drive through, a 15,800 sq. ft. pharmacy with drive
through and a two story 158,800 sq. ft. senior congregate care living facility.
The project would include grading, as well as the construction of the buildings respective to
each phase buildings, underground retention facilities, roadway/right-of-way improvements,
driveways, drive aisles and parking lots, perimeter pedestrian/equestrian paths, landscaping,
walls/fences, street and interior lighting, dedicated school bus turn out and relevant
infrastructure improvements (water, sewer, storm drain, electrical, cable, etc.). The
infrastructure proposed to serve the project would connect to existing adjacent facilities west,
north and south of the Project site.
ATTACHMENT 4
ATTACHMENT 4
RETAIL BUILDING - FLOOR PLAN NRETAIL BUILDING - ELEVATIONS
STONE1
MATERIALS LEGEND
STUCCO - BEIGE2
CLAY TILE ROOFING4
5
WOOD6
METAL ROOFING
STUCCO - OLIVE3
BO ROOF
111' - 3"
FIRST FLOOR
100' - 0"
TO ROOF
119' - 4"
TO DORMER
126' - 7"11'-3"8'-1"26'-7"7'-3"SOUTH ELEVATION
1" = 20' - 0"1
BO ROOF
111' - 3"
FIRST FLOOR
100' - 0"
TO ROOF
119' - 4"
TO DORMER
126' - 7"11'-3"8'-1"26'-7"7'-3"NORTH ELEVATION
1" = 20' - 0"2EAST ELEVATION
1" = 20' - 0"4
WEST ELEVATION
1" = 20' - 0"3
BO ROOF
111' - 3"
FIRST FLOOR
100' - 0"
TO ROOF
119' - 4"
TO DORMER
126' - 7"11'-3"8'-1"26'-7"7'-3"BO ROOF
111' - 3"
FIRST FLOOR
100' - 0"
TO ROOF
119' - 4"
TO DORMER
126' - 7"11'-3"8'-1"26'-7"7'-3"6
1 4535 2
FAST FOOD BUILDING - ELEVATIONS
STONE1
MATERIALS LEGEND
STUCCO - BEIGE2
CLAY TILE ROOFING4
5
WOOD6
METAL ROOFING
STUCCO - OLIVE3
BO ROOF
112' - 0"
FIRST FLOOR
100' - 0"
TO ROOF
115' - 0"12'-0"3'-0"15'-0"SOUTH ELEVATION
1" = 20' - 0"1
BO ROOF
112' - 0"
FIRST FLOOR
100' - 0"
TO ROOF
115' - 0"12'-0"3'-0"15'-0"NORTH ELEVATION
1" = 20' - 0"2
BO ROOF
112' - 0"
FIRST FLOOR
100' - 0"
TO ROOF
115' - 0"12'-0"3'-0"15'-0"WEST ELEVATION
1" = 20' - 0"4
EAST ELEVATION
1" = 20' - 0"3
BO ROOF
112' - 0"
FIRST FLOOR
100' - 0"
TO ROOF
115' - 0"12'-0"3'-0"15'-0"
GAS STATION - ELEVATIONS
SOUTHWEST ELEVATION
1" = 20' - 0"3
BO ROOF
110' - 11"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"10'-11"10'-11"21'-10"NORTHWEST ELEVATION
1" = 20' - 0"1
BO ROOF
110' - 11"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"10'-11"10'-11"21'-10"NORTHEAST ELEVATION
1" = 20' - 0"4
BO ROOF
110' - 11"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"10'-11"10'-11"21'-10"BO ROOF
110' - 11"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"10'-11"10'-11"21'-10"SOUTHEAST ELEVATION
1" = 20' - 0"1
MATERIALS LEGEND
ELDORADO STONE - "COUNTRY RUBBLE, POLERMO"1
WOOD - SHERWIN-WILLIAMS "KAFFEE" (SW 6104)6
5 FIRESTONE METAL ROOFING - "TERRA COTTA"
MCA CLAY ROOF TILE - "OLD SANTA BARBARA"4
STUCCO - SHERWIN-WILLIAMS "RENWICK OLIVE" (SW 2815)3
STUCCO - SHERWIN-WILLIAMS "EAGLET BEIGE" (SW 7573)2
GAS STATION CANOPY - ELEVATIONS
MATERIALS LEGEND
ELDORADO STONE - "COUNTRY RUBBLE, POLERMO"1
WOOD - SHERWIN-WILLIAMS "KAFFEE" (SW 6104)6
5 FIRESTONE METAL ROOFING - "TERRA COTTA"
MCA CLAY ROOF TILE - "OLD SANTA BARBARA"4
STUCCO - SHERWIN-WILLIAMS "RENWICK OLIVE" (SW 2815)3
STUCCO - SHERWIN-WILLIAMS "EAGLET BEIGE" (SW 7573)2
LONG ELEVATION
1" = 20' - 0"2
BO ROOF
114' - 8"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"21'-10"END ELEVATION
1" = 20' - 0"1
BO ROOF
114' - 8"
FIRST FLOOR
100' - 0"
TO ROOF
121' - 10"21'-10"
PHARMACY - ELEVATIONS
STONE1
MATERIALS LEGEND
STUCCO - BEIGE2
CLAY TILE ROOFING4
5
WOOD6
METAL ROOFING
STUCCO - OLIVE3
5
5
1
4236
BO ROOF
118' - 6"
FIRST FLOOR
100' - 0"
TO PARAPET
127' - 0"18'-6"8'-6"27'-0"NORTH ELEVATION
1" = 20' - 0"3
BO ROOF
118' - 6"
FIRST FLOOR
100' - 0"
TO PARAPET
127' - 0"18'-6"8'-6"27'-0"WEST ELEVATION
1" = 20' - 0"1
BO ROOF
118' - 6"
FIRST FLOOR
100' - 0"
TO PARAPET
127' - 0"18'-6"8'-6"27'-0"SOUTH ELEVATION
1" = 20' - 0"2
BO ROOF
118' - 6"
FIRST FLOOR
100' - 0"
TO PARAPET
127' - 0"18'-6"8'-6"27'-0"EAST ELEVATION
1" = 20' - 0"4
3
FENCE TYPES
EQUESTRIAN STYLE
DECORATIVE SCREEN WALL STYLE
TYPICAL TRASH ENCLOSURE
SPLIT-FACED CMU
BLOCK
SMOOTH-FACED CMU
BLOCK
PAINTED STEEL GATE
FRAMES
HORIZONTAL WOOD
GATE INFILL
PAINTED STEEL ROOF
STRUCTURE
CORRUGATED METAL
ROOF
TYPICAL GATEWAY MONUMENTTYPICAL ENTRANCE SIGNAGE
BBQ
50'SCALE: 1"= 40'0 208012016040C/L2.0%0.52%1.36%64'34'42'1.25%TYP9'TYP18'60'C/L C/L64'34'24'60'28'22'9'TYP18'TYP2.0%1.85%0.52%1.0%1.55%1.25%1.50%4.0%0.52%2.50.%3.15%1.0%2.0%2.0%2.0%2.0%0.69%0.65%2.0%0.69%3.0%1.0%1.50%0.52%0.52%FF 463.80PE 463.13FF 463.60PE 462.93FF 458.30PE 457.63FF 461.84PE 461.17FF 462.11PE 461.440.52%0.52%0.52%1.0%9'TYP18'TYP9'TYP18'TYP 9'TYP 18'TYP9'TYP18'TYP9'TYP18'TYP
2.0%3.0%3.0%0.52%139'55'90''67'128'128'45'57'18'18'24'
30'22'14'24'9'TYP18'TYP 11'TYP18'TYP18'10'24'18'20'46'11'TYP18'TYP
46'
2.0%18'24'18'18'24'64'40'22'GBGBGB 0.52%20'TYP18'TYP
9'C/L20'20'10'HP HP HP
2.0%2.0%2.0%2.0%2.0%HPHP0.52%5.0%2.3%5.0%2.0%
1.20%
2.0%2.0%
1.0%PROPOSED R/WP/LP/L1.25%
2.0%
3.0%
2.0%1.25%1.25%1.0%1.50%3.0%4' RIBBON GUTTER4' RIBBON GUTTERPROP. 6" CURN & GUTTER
30'FF 462.11PE 461.44316'P/L4.0%4.0%1.25%2.5%1.75%0.52%0.54%PROPOSED R/W
43'2.0%GBHP
42'10'0.52%0.52%GB HP
C/LPROP. CONTECH 96"RETENTION CHAMBERPROP. STORM DRAIN (TYP)PROP. STORM DRAIN (TYP)PROP. CONTECH 96"RETENTION CHAMBERSPROP. STORM DRAIN (TYP)PROP. STORM DRAIN (TYP)30'24'30'EXISTING R/WPROPOSED R/WEXISTING R/WPROPOSE R/WEXISTING R/W
55'60'44'20'215'20'40'2.0%2.0%24'3.0%20'
2.0%
2.0%STA 27+37.44INV OUT445.11TMH 457.00STA 27+37.440.0033%STA 37+27.310.0033%TMH 463.00 STA 37+25.31INV IN 442.06STA 37+29.31 INV 441.860.0033%0.0033%STA 39+33.36TMH 460.00 STA 39+90.51TMH 461.10 STA 39+88.51INV OUT442.79STA 39+92.51INV IN 442.99STA 43+90.52TMH 463.00STA 43+92.52INV IN 444.47STA 43+88.52INV OUT 444.370.0033%STA 42+00.50TMH 457.00 TMH 458.00STA 10+00.00INV 450.00INV OUT 449.000.0033%TMH 458.50STA 16+23.49STA 16+21.49INV OUT 448.15INV IN 447.950.0033%
0.0033%STA 27+35.44INV IN 444.91TMH 463.00STA 33+03.60STA 33+01.60INV IN 443.25STA 33+05.60INV OUT 443.45STA 37+25.31INV OUT 441.76STA 38+44.76TMH 463.00 STA 38+46.76STA 38+42.76INV OUT 442.23INV IN 442.33STA 38+46.76INV IN 442.53STA 39+31.36INV OUT 442.810.0033%STA 40+63.20TMH 458.00 STA 40+61.20INV OUT443.21STA 40+65.20INV IN 443.31STA 40+61.20INV IN 443.51STA 41+98.50INV OUT 443.950.0033%(STA 33+90.11)(INV IN 438.37)(STA 33+94.11)(INV OUT 438.27)INV IN 438.574.5%( STA. 33+86.00)WATER MAINSTA. 34+80.76SERVICE (IRRG)STA. 34+82.76WATER SERVICESTA. 34+71.31STA. 36+36.23WATER SERVICE (IRRG)STA. 37+37.046" FIRE HYDRANTSTA. 37+84.73WATER SERVICE (IRRG)STA. 37+02.586" FIRE HYDRANT90 BENDSTA. 37+11.08STA. 39+93.626" FIRE HYDRANTSTA. 39+91.62WATER SERVICE (IRRG)STA. 41+12.24 (IRRG)STA. 41+31.74WATER SERVICEPROPOSE 18" PVCEXT. 18" WATER MAIN1.50%1.50%1.50%22'1.50%20'20'10'20'0.23'54.5'
5' 5'
10'PROPOSED AC PAVEMENT DRIVE AISLE10'44.5'
10'34.5'20'R=
3
5
'
R=
5
0
'R=35'existing solar panesexisting solar panesexisting solar panes20'10'RETAILRETAILGASPHARMACYSENIORINDEPENDENTLIVINGPLANT NAMESIZEWUCOLSVIQTY.TREEACCENTParkinsonia 'Desert Museum'Desert Museum Palo Verde24" BOXL24ACCENTOlea europaea 'Swan Hill"Swan Hill Olive24" BOXL101PALMPhoenix dactyliferaDate Palm18'-20' B.T.H. M107PERIMETER/SHADEPinus halepensisAleppo Pine36" BOXL95PARKING/SHADEGleditsia triacanthos inermis 'Sunburst'Imperial Thornless Honey Locust15 GALL102PARKING/SHADEChilopsis linearisDesert Willow15 GALL25PARKWAY/ACCENTAcacia aneuraMulga15 GALL56PARKWAY/ACCENTChitalpa Tashkentensis 'Pink Dawn'Pink Dawn Tree24" BOXL72SHRUBSalvia clevelandiiChaparral Sage5 GALL242Calliandra X ‘Lianca’ Sierra StarrSierra Star Calliandra5 GALL649Leucophyllum f. 'Green Cloud'Texas Sage 'Green Cloud'5 GALL231Leucophyllum c. 'Thunder Cloud'Thunder Cloud 'Texas Sage'5 GALL72Aloe striataCoral Aloe1 GALL-Dianella tasmanica 'VariegataVariegated Dianella1 GALM-Hesperaloe parviflora 'Brakelights'Brakelights Red Yucca5 GALL-Santolina rosmarinifoliaNCN1 GALL-Yucca rostrataBeaked Yucca5 GALL-Agave americanaCentury Plant5 GALL-Bougainvillea 'La Jolla'La Jolla Bougainvillea5 GALM-Echinocactus grusoniiBarrel Cactus5 GALL-Myoporum parvifoliumProstrate Myoporum1 GAL36" O.C.M-Cistus savifoliusSage Leaf Rockrose1 GAL24" O.C.L-Agave 'Blue Glow'Blue Glow Agave5 GALL-Pachicereus marginatusMexican Fence15 GALL-VINECissus trifoliataNative Grape Ivy15 GALL15PROPOSED PLANT PALETTEBOULDERS PLACED AS SHOWN4-6" STABILIZED DECOMPOSED GRANITE 'CALIFORNIA GOLD', MULTI-PURPOSE TRAIL - 3/8" MINUSPARKWAY PLANTING AREAS TO FOLLOW COUNTY OF RIVERSIDE PLANTING GUIDELINES (23,358 SF)(80,459 SF)(12,707 SF)CRUSHED GRAVEL(15,803 SF ON-SITE)DECOMPOSED GRANITE MULCH. 'CALIFORNIA GOLD', 3/8" MINUS(30,829 SF)(ON-SITE)(5,218 SF OFF-SITE)FENCE LEGEND4'-6" WHITE AGRICULTURAL FENCINGDESCRIPTIONSYMBOLS(1,194 L.F.)3'-6" WHITE VINYL RANCH RAIL FENCE - 3 RAIL STYLE (1,230 L.F.)ONSITE:(127,091 SF)IRRIGATION(PER COUNTY OF RIVERSIDE GUIDELINES) (28,576 SF)PARKWAYS:MONROE PROPERTIES, LLC10685 ROSELLE STREET, #200Prepared For:Email: fausto@landarq.comPhone: 909-259-9428Ontario, CA 91761865 S. Milliken Ave. Suite ELandArq, Inc.VISTA SANTA ROSA GATEWAY VILLAGE- CONCEPTUAL LANDSCAPE PLANDate: 10/15/2020SAN DIEGO, CA 921210' 40' 80' 120' 160'SCALE: 1"= 40'-0"NORTH56-180 Monroe Street, La Quinta, CA 92274 MONROE ST AIRPORT BLVDL1.00MONROE ST
DateRenewal DateREGISTE
R
E
D LANDSCAPE ARCHITECTSTATE OF CALI
FOR
NIA SignaturePLANTING NOTES:·PROVIDE 3" LAYER OF MULCH (MIN.) IN SHRUB BEDS AND UNPLANTEDAREAS; 2" LAYER OF MULCH IN GROUNDCOVER AREAS; 3' LAYER OFSHREDDED, STABALIZING MULCH FOR SLOPES.·TREES SHALL BE STAKED WITH 2-3 STAKES AND 6 TREE TIES PER COUNTYSTANDARD DETAILS. USE TRIPLE STAKING WITH 3" DIAMETER STAKES INHIGH WIND AREAS.·ROOT BARRIERS SHALL BE INSTALLED FOR TREES WITHIN 6' (MIN.) OF HARDSCAPE PER COUNTY STANDARD DETAILS. ROOT BARRIER SHALL NOTENCIRCLE THE TREE ROOT BALL BUT SHALL BE LOCATED AT EDGE OFHARD SCAPE AND EXTEND BEYOND CENTER OF TREE A MINIMUM OF 5' INEACH DIRECTION.·TREES SHALL HAVE BREATHER TUBES PER COUNTY STANDARD DETAILS.·A SIX INCH HIGH CURB W/ A 12 INCH WIDE CONCRETE WALKWAY SHALL BECONSTRUCTED ALONG PLANTERS ON END STALLS ADJACENT TO VEHICLEPARKING SPACES. (PER ORDINANCE 348, SECTION 18.12)·ALL PLANTER AREAS SHALL BE 25SF MINIMUMIRRIGATION NOTES:·SMART CONTROLLER WITH AN ET GAGE WITH ACCESS TO REAL-TIME ET(MINIMUM CONTROLLER RATING SHALL BE LIGHT COMMERCIAL).·MASTER VALVE AND FLOW SENSOR (EXCEPT FOR PRIVATE RESIDENTIALLOTS)·RAIN SENSING DEVICE.·ANTI-DRAIN CHECK VALVES.·PRESSURE REGULATOR (IF NEEDED).·HYDROZONES WILL BE PROPERLY DESIGNATED.·NO OVERHEAD IRRIGATION WITHIN 24" OF NON-PERMEABLE SURFACES.(NO RESTRICTIONS TO METHOD IF ADJACENT TO PERMEABLE SURFACEWITH NO RUNOFF/OVERSPRAY).·SUBSURFACE OR LOW-VOLUME IRRIGATION WILL BE USED FORIRREGULARLY SHAPED AREAS, OR AREAS LESS THAN 8 FEET IN WIDTH.STATEMENT:PRIOR TO PROJECT CONSTRUCTION, I AGREE TO SUBMIT A COMPLETE LANDSCAPE CONSTRUCTION PACKAGETHAT COMPLIES WITH THE REQUIREMENTS OF APPLICABLE ORDINANCES, INCLUDING BUT NOT NECESSARILYLIMITED TO ORDINANCE NO. 859.3; ORDINANCE 461; PROJECT CONDITIONS OF APPROVAL; AND IN SUBSTANTIALCONFORMANCE WITH THE APPROVED LANDSCAPE CONCEPT PLAN. SHOULD THE ORDIANCES BE REVISED,PLANS MAY BE SUBJECT TO CHANGE.MAINTENANCE NOTES:ON-SITE MAINTENANCE TO BE PROVIDED BY PRIVATE ENTITY/ HOA.OFF-SITE MAINTENANCE TO BE PROVIDED BY COUNTY OF RIVERSIDE MAINTENANCE DISTRICT ONCE APPROVED.NOTES:1. THERE ARE NO MSHCP AREAS, ENVIRONMENTALLY SENSITIVE AREAS OR FUEL MODIFICATION ZONES WITHIN200' OF PROJECT OR WITHIN 1 MILE OF THIS SITE.2. NO PLANT MATERIAL TO BE PLANTED WITHIN 2' OF VEHICULAR ENCHOACHMENT OR OVERHANG.3. EXISTING PLANT MATERIAL IS TO BE DEMOLISHED, ANY SIGNIFICANT TREES ARE TO BE REPLACED FOR THELIKE OR LOW WATER USAGE MATERIALS PER COUNTY OF RIVERSIDE.4. ADJACENT LANDSCAPE WITHIN 200' IS MOSTLY A DESERT PLANT PALLETE AND/ OR IS NEWLY DEVELOPEDPLANS THAT FOLLOW THE VISTA SANTA ROSA SPECIFIC PLAN.PIPE MONUMENTPER VISTA SANTAROSA SPECIFICPLANPARKWAY PALMTREES 20' O.C.LANSCAPEBERMS W/DROUGHTTOLERANTPLANTINGSSHADE PARKING TREES10' WIDE MULTIPURPOSE TRAILLANSCAPE BERMSW/ DROUGHTTOLERANTPLANTINGSLANSCAPE BERMS W/ DROUGHTTOLERANT PLANTINGSPERIMETER TREES25' O.C. ANDSHRUB SCREENINGPERIMETER TREES25' O.C. AND SHRUBSCREENINGSHADE PARKINGTREESSHADE PARKING TREES3'-6" WHITE VINYLRANCH RAIL FENCE4'-6" WHITE AGRICULTURALFENCINGPARKWAYPALM TREES20' O.C.PARKWAYPALM TREES20' O.C.LANSCAPE BERMS W/ DROUGHTTOLERANT PLANTINGSACCENT PAVEDENTRYACCENT PAVEDENTRY/ PATIOACCENT PAVEDENTRY/ PATIOACCENT PAVEDENTRY/ PATIOACCENTPAVEDENTRYACCENT PAVEDPATIOACCENT PAVED ENTRYWALKWAYSWALKWAYSSHADE PARKING TREESTRASHENCLOSURE TOBE SCREENEDTRASHENCLOSURE TOBE SCREENEDTRASHENCLOSURETO BESCREENEDD.G.COURTYARDW/ SEATINGCORNHOLECOURTSPATIO COVERW/ BBQ10' WIDEMULTIPURPOSETRAIL10' WIDEMULTIPURPOSETRAIL3'-6" WHITEVINYLRANCHRAIL FENCE3'-6" WHITEVINYLRANCH RAILFENCE4'-6" WHITEAGRICULTURALFENCINGACCENT GAVIONWALLSACCENT GAVIONWALLSENTRY WALLSIGNENTRY WALLSIGNENTRY WALLSIGN4'-6" WHITEAGRICULTURALFENCINGBRIEF DESCRIPTION:VISTA SANTA ROSA GATEWAY VILLAGE IS PART OF THE VISTA SANTA ROSASPECIFIC PLAN AND FOLLOWS THE VISTA SANTA ROSA DESIGN GUIDELINES. THEDESIGN ALSO FOLLOWS COUNTY OF RIVERSIDE LANDSCAPE GUIDELINES. THEDESIGN APPROACH MAINTAINS SOME KEY ELEMENTS: LANSCAPING,MULTI-PURPOSE TRAILS, CORNER PRESSURE REGULATING PIPES, EQUESTRIAN,AND AGRICULTURAL USES. THE OVERALL DESIGN IS A SIMPLE, CLEAN DESERTLOOK THAT IS AS NATURAL AS POSSIBLE WHILE MAINTAINING A 'DESERTLIFESTYLE'.PROPOSEDR.O.W.PROPOSED R.O.W.PROPOSED CURB(E) R.O.W.PROPOSED GUTTERPROPOSED 6" C&GPROPOSED6" C&GPROPOSED6" C&GPROPOSED6" C&GPROPOSEDMEDIANPROPOSED MEDIANW/ 24" MAINTENANCEWALKTREES IN TREE GRATESTREES IN TREE GRATESACREAGE:GROSS:23.21ZONING:EXISTING: A-1-20 PROPOSED: MU, MU-CUPSURROUNDING: A-1-20LAND USE/GP:EXISTING: AG (AGRICULTURE)PROPOSED: MUASURROUNDING: AG (AGRICULTURE)SPECIFIC PLANS/OVERLAYS:VISTA SANTA ROSA COMMUNITY PARCELACREAGE 12345671.981.301.132.356.186.482.82LOT A0.97RETAIL - MULTI TENANTGAS/CAR WASH CONVENIENCE STOREDRIVE THROUGH/FAST FOODDRUG STORE/PHARMACY/HEALTH HUBSENIOR INDEPENDENT LIVINGMIXED USE - MUA (POTENTIAL SENIOR ORIENTED LIVING)LOT AMIXED USE - MUA (POTENTIAL SENIOR ORIENTED LIVING)MDR (MEDIUM DENSITY RESIDENTIAL - CITY OF LA QUINTA)GATED POOLPOOLEQUIPMENTENTRY WALLSIGNPROPOSED MEDIANW/ 24" MAINTENANCEWALKCMPDETENTIONSYSTEMCMPDETENTIONSYSTEM11
BBQ SCALE: 1"= 40'0 20 401.36%34'60'FF 462.11PE 461.4418'24'18'FF 462.11PE 461.44316'4.0%1.25%215'2.0%2.0%0.0033%STA. 36+36.23WATER SERVICE (IRRG)STA. 37+37.046" FIRE HYDRANTSTA. 37+84.73WATER SERVICE (IRRG)64'43'SENIORINDEPENDENTLIVINGBBQ
50'SCALE: 1"= 40'0 208012016040C/L
2.0%0.52%1.36%64'34'42'1.25%TYP9'TYP18'60'C/L
C/L64'34'24'60'28'22'9'TYP18'TYP2.0%1.85%0.52%1.0%1.55%1.25%1.50%4.0%0.52%2.50.%3.15%1.0%2.0%2.0%2.0%
2.0%0.69%0.65%2.0%0.69%3.0%1.0%1.50%0.52%0.5
2
%FF 463.80PE 463.13FF 463.60PE 462.93FF 458.30PE 457.63FF 461.84PE 461.17FF 462.11PE 461.440.52%0.52%0.52%1.0%9'TYP18'TYP
9'TYP18'TYP
9'TYP 18'TYP9'T
Y
P18'TYP9'TYP18'TYP
2.0%3.0%3.0%0.52%139'55'90''67'128'128'45'57'18'18'24'
30'22'14'24'9'TYP18'TYP 11'TYP18'TYP
18'10'24'18'20'46'11'TYP18'TYP
46'
2.0%18'24'18'18'24'64'
40'
22'
GBGBGB
0.52%
20'TYP18'TYP
9'C/L20'20'10'HP HP HP
2.0%2.0%2.0%2.0%2.0%HPHP0.52%5.0%2.3%5.0%2.0%
1.20%
2.0%
2.0%
1.0%PROPOSED R/WP/LP/L1.25%
2.0%
3.0%
2.0%1.25%1.25%1.0%1.50%3.0%4' RIBBON GUTTER4' RIBBON GUTTERPROP. 6" CURN & GUTTER
30'FF 462.11PE 461.44316'P/L4.0%4.0%1.25%2.5%1.75%0.52%0.54%PROPOSED R/W
43'2.0%GBHP
42'10'0.52%0.52%GB HP
C/L
PROP. CONTECH 96"RETENTION CHAMBERPROP. STORM DRAIN (TYP)PROP. STORM DRAIN (TYP)PROP. CONTECH 96"RETENTION CHAMBERSPROP. STORM DRAIN (TYP)PROP. STORM DRAIN (TYP)30'24'30'EXISTING R/WPROPOSED R/WEXISTING R/W
PROPOSE R/W
EXISTING R/W
55'60'44'
20'215'20'40'2.0%2.0%24'3.0%20'
2.0%
2.0%TMH 455STA 27+37.44INV OUT445.11TMH 457.00STA 27+37.440.0033%STA 37+27.310.0033%TMH 463.00 STA 37+25.31INV IN 442.06STA 37+29.31 INV 441.860.0033%0.0033%STA 39+33.36TMH 460.00 STA 39+90.51TMH 461.10 STA 39+88.51INV OUT442.79STA 39+92.51INV IN 442.99STA 43+90.52TMH 463.00STA 43+92.52INV IN 444.47STA 43+88.52INV OUT 444.370.0033%STA 42+00.50TMH 457.00 TMH 458.00STA 10+00.00INV 450.00INV OUT 449.000.0033%TMH 458.50STA 16+23.49STA 16+21.49INV OUT 448.15INV IN 447.950.0033%STA 20+01.55INV IN 446.910.0033%STA 27+35.44INV IN 444.91TMH 463.00STA 33+03.60STA 33+01.60INV IN 443.25STA 33+05.60INV OUT 443.45STA 37+25.31INV OUT 441.76STA 38+44.76TMH 463.00 STA 38+46.76STA 38+42.76INV OUT 442.23INV IN 442.33STA 38+46.76INV IN 442.53STA 39+31.36INV OUT 442.810.0033%STA 40+63.20TMH 458.00 STA 40+61.20INV OUT443.21STA 40+65.20INV IN 443.31STA 40+61.20INV IN 443.51STA 41+98.50INV OUT 443.950.0033%(STA 33+90.11)(INV IN 438.37)(STA 33+94.11)(INV OUT 438.27)INV IN 438.574.5%( STA. 33+86.00)WATER MAINSTA. 34+80.76SERVICE (IRRG)STA. 34+82.76WATER SERVICESTA. 34+71.31STA. 36+36.23WATER SERVICE (IRRG)STA. 37+37.046" FIRE HYDRANTSTA. 37+84.73WATER SERVICE (IRRG)STA. 37+02.586" FIRE HYDRANT90 BENDSTA. 37+11.08STA. 39+93.626" FIRE HYDRANTSTA. 39+91.62WATER SERVICE (IRRG)STA. 41+12.24 (IRRG)STA. 41+31.74WATER SERVICEPROPOSE 18" PVCEXT. 18" WATER MAIN1.50%1.50%1.50%22'1.50%MONROE ST
18'18'
20'20'10'20'20'10'20'20'10'20'26'77'21'64'56'43'evevev ev evev evev evevev evevevloading area
0.23'54.5'
5' 5'
10'PROPOSED AC PAVEMENT DRIVE AISLE10'44.5'
10'34.5'20'R=3
5
'
R=5
0
'R=35'existing solar panesexisting solar panesexisting solar panes20'10'RETAILRETAILGASPHARMACYSENIORINDEPENDENTLIVING34'28'
4.0%2.50.%3.15%2.0%2.0%2.0%
2.0%1.0%1.50%0.52%0.
5
2
%FF 463.80PE 463.139'T
Y
P18'TYP2.0%
90
'
'67'24'64'
0.52%20'20'10'2.0%HP0.52%5.0%2.0%PROPOSED R/W30'
24'EXISTING R/W2.0%STA 43+90.52TMH 463.00STA 43+92.52INV IN 444.47STA 43+88.52INV OUT 444.370.0033%STA. 39+93.626" FIRE HYDRANTSTA. 39+91.62WATER SERVICE (IRRG)STA. 41+12.24 (IRRG)STA. 41+31.74WATER SERVICEPROPOSE 18" PVC18'18'20'20'10'77'56'evGASMONROE PROPERTIES, LLC10685 ROSELLE STREET, #200Prepared For:Email: fausto@landarq.comPhone: 909-259-9428Ontario, CA 91761865 S. Milliken Ave. Suite ELandArq, Inc.VISTA SANTA ROSA GATEWAY VILLAGE- ENLARGEMENTSDate: 10/15/2020SAN DIEGO, CA 921210' 20' 40' 60' 80'SCALE: 1"= 20'-0"NORTH56-180 Monroe Street, La Quinta, CA 92274 AIRPORT BLVDL1.01MONROE ST
DateRenewal DateREGISTE
R
E
D LANDSCAPE ARCHITECTSTATE OF CALI
FOR
NIA SignaturePIPE MONUMENT PERVISTA SANTA ROSASPECIFIC PLAN.PAINTED & WRAPPEDPRESSUREREGULATOR PIPE.PARKWAY PALMTREES 20' O.C.10' WIDE MULTIPURPOSE TRAILLANSCAPE BERMS W/DROUGHT TOLERANTPLANTINGSPARKWAY PALMTREES 20' O.C.ACCENTPAVEDDRIVEWAYACCENT PAVEDENTRY/ PATIOACCENT PAVEDPATIOACCENTPAVEDENTRIESWALKWAYSD.G.COURTYARDW/ SEATINGPATIO COVERW/ BBQ ISLAND10' WIDE MULTIPURPOSE TRAIL3'-6" WHITE VINYLRANCH RAIL FENCE4'-6" WHITEAGRICULTURALFENCINGACCENT GAVIONWALLSACCENT GAVION WALLSENTRY WALL SIGNKEY MAPNORTHN.T.S.ABMONROE ST
0' 20' 40' 60' 80'SCALE: 1"= 20'-0"NORTHLANSCAPE BERMS W/ DROUGHTTOLERANT PLANTINGSMETAL EDGINGSEPARATING D.G.& GRAVELWALLMONUMENTTRASH ENCLOSURE TO BESCREENEDACCENTTREESNEARDRIVEWAYENTRIES3'-6" WHITE VINYLRANCH RAIL FENCE10' WIDE MULTIPURPOSE TRAILACCENT PAVEDPATIO W/OVERHEAD SHADESTRUCTUREDECOMPOSEDGRANITECRUSHEDGRAVELPARKWAYS PLANTED PERCOUNTY OF RIVERSIDEGUIDELINESPARKWAYTREES 20' O.C.4'-6" WHITEAGRICULTURALFENCING3'-6" WHITE VINYLRANCH RAIL FENCE10' WIDE MULTIPURPOSE TRAILPARKWAY PALMTREES 20' O.C.PARKWAYS PLANTEDPER COUNTY OFRIVERSIDE GUIDELINESPARKWAYTREES 20' O.C.SHADEPARKINGTREESACCENTTREESTREES AND SHRUBSSCREENING ALONG BUILDINGSENCLOSED POOLHYDROZONES TOBE PROPERLYDESIGNATED INPLANTER AREASA. GAS STATIONB. SENIOR INDEPENDENT LIVINGDROP-OFF AREALANDSCAPE CONCEPTSCRUSHED GRAVEL AND DECOMPOSED GRANITECOLOR OPTIONSENTRY WALL SIGN IN GAVION WALLSGAVION WALLS AND LANDSCAPEWHITE AGRICULTURAL FENCING & WHITE VINYL FENCINGVISTA SANTA ROSA LOGO TO BE USED THROUGHOUT PROJECT SITEPRESSURE REGULATOR PIPE ASCORNER MONUMENTLANDSCAPE CONCEPTSLANDSCAPE CONCEPTSDG COURTYARDS W/ SHADE TREES & SEATINGFIREPIT W/ SEATINGWATER FEATURE IN COURTYARDCORNHOLECOURTSPATIOEQUIPMENT
November 27, 2020
The Honorable V. Manuel Perez, Chairman
Riverside County Board of Supervisors – Fourth District
P.O. Box 1647
Riverside, CA 92502-1647
Re: Vista Santa Rosa Gateway Village Project
County Planning Commission – December 2, 2020
Public Hearing - Intent to Adopt a Mitigated Negative Declaration
City of La Quinta - Request for 90-Day Continuance
Dear Chairman Perez,
This letter is in reference to the Vista Santa Rosa Gateway Village Project and the
scheduled County Planning Commission Meeting on December 2, 2020. The City of
La Quinta respectfully requests a 90-day continuance to ensure the proper due
diligence is exercised. The Vista Santa Rosa Gateway Village Project falls within the
City's sphere of influence and will have a significant impact on our residents’ quality
of life. It is imperative that La Quinta City staff have sufficient time to fully review
this Project with La Quinta’s Planning Commission and City Council.
The public hearing is to consider a general plan amendment, change of zone,
tentative tract map and an intent to adopt a mitigated negative declaration for this
Project. A continuance will demonstrate a collaboration between our two agencies
to address concerns. There are many residents of La Quinta who are opposed to this
Project and/or have concerns about the negative impact to the surrounding La
Quinta residential communities. It is crucial that all items of concern for the Project
are fully vetted and discussed with the La Quinta Planning Commission and Council.
In accordance with the County’s public hearing notice (attached), our City planning
staff has not been provided the mitigated negative declaration, despite multiple
requests, from County staff to conduct a review as to the impacts on the neighboring
communities due to the zoning change request. Moreover, according to CEQA
guidelines, the notice of intent to adopt a mitigated negative declaration drafted by
the County of Riverside must provide the dates for the public review period. T his
mandated information was not included in the County's correspondence to the City.
ATTACHMENT 5
The City is requesting that we be provided the opportunity to review the
environmental analysis with adequate timing due to the Project's adjacency to the
City of La Quinta. I respectfully request your immediate assistance with this matter
and look forward to hearing from you that the extension has been granted. Thank
you for your consideration and timely response.
Sincerely,
Linda Evans, Mayor
City of La Quinta
cc: Supervisor Kevin Jeffires, First District
Supervisor Karen Spiegel, Vice-Chair, Second District
Supervisor Chuck Washington, Third District
Supervisor, Jeff Heweitt, Fifth District
Carl Bruce Shaffer, Planning Commissioner – 1st District
David Leonard, Planning Commissioner – 2nd District
Gary Thornbill, Planning Commissioner – 3rd District
Guillermo Sanchez, 4th District
Eric Kroencke, 5th District
Mayor Pro Tem John Pena
Councilmember Kathleen Fitzpatrick
Councilmember Robert Radi
Councilmember Steve Sanchez
Jon McMillen, La Quinta City Manager
Danny Castro, La Quinta Design & Development Director
City of La Quinta
PLANNING COMMISSION MEETING: December 8, 2020
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP
2020-0005 (TTM 37930) FOR CONDOMINIUM PURPOSES FOR PENDRY
RESIDENCES PROJECT. CEQA: FINDINGS OF ENVIRONMENTAL ASSESSMENT
2014-1003 APPLY AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED.
LOCATION: WITHIN THE MIDDLE PORTION OF THE SILVERROCK RESORT,
BOUNDED BY SILVERROCK WAY.
PROJECT INFORMATION
CASE NUMBER: TENTATIVE TRACT MAP 2020-0005 (TTM 37930)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY
PROPERTY OWNER: SILVERROCK PHASE 1, LLC
REQUEST: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT
MAP 2020-0005 FOR CONDOMINIUM PURPOSES FOR
PENDRY RESIDENCES
LOCATION: APN 777-490-046
CEQA: THE CITY OF LA QUINTA CITY COUNCIL ON NOVEMBER
4, 2014 APPROVED ENVIRONMENTAL ASSESSMENT
2014-1003 FOR THE ORIGINAL PROJECT VIA
RESOLUTION 2014-059, IN COMPLIANCE WITH THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA). THE DEPARTMENT HAS
DETERMINED THAT THE PROJECT HAS NOT
SUBSTANTIALLY CHANGED, AND THAT THE FINDINGS
OF ENVIRONMENTAL ASSESSMENT 2014-1003 STILL
APPLY TO THIS PROJECT. NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED.
RECOMMENDATION
Adopt resolution to approve Tentative Tract Map 2020-0005 (TTM 37930)
subject to the Findings and Conditions of Approval.
EXECUTIVE SUMMARY
• The SilverRock Specific Plan, originally approved in 2006, was amended
PUBLIC HEARING ITEM NO. 1
in 2015 to include the Montage and Pendry projects, consisting of a 140-
room luxury Montage hotel, 29 hotel-branded residences, a spa, a
meeting and conference center, and a shared service facility, 200-key
Pendry hotel, a new golf course clubhouse, 10 golf villas, and a 66-unit
condominium development. In January 2017, the City Council approved
Site Development Permit (SDP) 2016-0009, which included the Pendry
residences and their preliminary layout.
• TTM 2020-0005 conforms to the preliminary layout included in SDP 2016-
0009.
• The Pendry residential lots will be located south of the Golf Villas, across
the existing canals and will provide for 66 condominium units.
BACKGROUND/ANALYSIS
The Tentative Tract Map (TTM) is a continuation of the development plan for
the SilverRock Specific Plan, approved in 2006. This component of the plan,
which was brought forward as an SDP in 2016, provides for the development of
a 66-unit lifestyle branded residential which will be associated with the Pendry
Hotel. The site is located south of the existing All-American Canal, bounded by
SilverRock Way to the east. (Attachment 1).
The TTM subdivides the property for condominium purposes (Attachment 2). It
establishes one single 10.72 acre lot that will include the multiple buildings and
infrastructure associated with the 66-unit residential development. The map
identifies utility and access easements, lot lines, and building outlines.
AGENCY AND PUBLIC REVIEW
Public Agency Review
All applicable comments have been adequately addressed and/or incorporated
in the recommended Conditions of Approval.
Public Notice
This project was advertised in The Desert Sun newspaper on November 28,
2020 and mailed to all property owners within 500 feet of the site. No written
comments have been received as of the date of this writing.
ENVIRONMENTAL REVIEW
The City Council, on November 14, 2014, adopted Environmental Assessment
2014-1003 for this project via Resolution 2014-059, in compliance with the
requirements of CEQA. This approval included approving an addendum to
Mitigated Negative Declaration of Environmental Assessment No. 2002-453 and
Addendum No. 2006-568. The Design and Development Director has
determined that the project is substantially the same as the previously
proposed project and that the findings and mitigation measures contained in EA
2014-1003 shall apply to this project. No further environmental review is
required.
Prepared by: Carlos Flores, Senior Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Vicinity Map
2. Tentative Tract Map 2020-0005 (TTM 37930) Plan Set
PLANNING COMMISSION RESOLUTION 2020 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, APPROVING TENTATIVE TRACT
MAP 37930 (TTM 2020-0005) FOR
CONDOMINIUM PURPOSES FOR PENDRY
RESIDENTIAL
CASE NUMBERS:
TENTATIVE TRACT MAP 37930 (TTM 2020-0005)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 8th day of December, 2020, hold a duly noticed Public
Hearing to consider a request by SilverRock Development Company for
Tentative Tract Map approval of a map for condominium purposes for 66-
unit Pendry Residential project on 10.72 acres, more particularly described
as:
APN 777-490-046
WHEREAS, the Design and Development Department published a
public hearing notice in The Desert Sun newspaper on November 28, 2020
as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
Tentative Tract Map 37930 (TTM 2020-0005)
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Tentative Tract Map:
1. Tentative Tract Map 37930 is consistent with the La Quinta General
Plan, and Specific Plan 2006-080, as amended. The Tract Map is
consistent with the Tourist Commercial land use designation as set
forth in the General Plan, and as set forth in Specific Plan 2006-
080.
2. The design and improvement of Tentative Tract Map 37930 is
consistent with the La Quinta General Plan, and Specific Plan 2006-
080 with the implementation of recommended conditions of
Planning Commission Resolution 2020 -
Tentative Tract Map 37790 (TTM 2020-0005)
SilverRock Residences
December 8, 2020
Page 2 of 3
approval to ensure consistency for the homes proposed on the lots
created herein. The project density is consistent with the La Quinta
General Plan and Specific Plan 2006-080 and is comparable to
surrounding residential development.
3. The design of Tentative Tract Map 37930 and proposed
improvements are not likely to cause substantial environmental
damage, nor substantially and avoidably injure fish or wildlife or
their habitat. The Design and Development Department prepared
Environmental Assessment (EA) 2014-1003, in compliance with the
requirements of the California Environmental Quality Act (CEQA).
The Design and Development Director has determined that the
project is substantially the same as the previously proposed
project, that conditions have not changed, and that the findings and
mitigation measures contained in EA 2014-1003 shall apply to this
project. The City Council, on November 14, 2014, adopted
Environmental Assessment 2014-1003 for this project via
Resolution 2014-059, in compliance with the requirements of CEQA.
This approval included approving an addendum to Mitigated
Negative Declaration of Environmental Assessment No. 2002-453
and Addendum No. 2006-568.
4. The design of Tentative Tract Map 37930 and type of improvements
are not likely to cause serious public health problems, insofar as the
project will be required to comply with all laws, standards and
requirements associated with sanitary sewer collection, water
quality and other public health issues.
5. The design and improvements required for Tentative Tract Map
37930 will not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed
subdivision. All roadway improvements, easements, if any and
surrounding improvements will be completed to City standards.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings
of the Planning Commission in this case;
Planning Commission Resolution 2020 -
Tentative Tract Map 37790 (TTM 2020-0005)
SilverRock Residences
December 8, 2020
Page 3 of 3
SECTION 2. That the above project be determined by the Planning
Commission to be consistent with Environmental Assessment 2014-1003;
SECTION 3. That it does hereby approve Tentative Tract Map 37930, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta Planning Commission, held on this the 8th day of December
2020, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________
MICHAEL PROCTOR, Chairperson
City of La Quinta, California
ATTEST:
_______________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2020-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 37930
SILVERROCK PENDRY RESIDENCES
DECEMBER 8, 2020
1
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
(“City”), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code §§ 66410 through 66499.58
(the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code
(“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at
www.la-quinta.org.
3. Tentative Tract Map No. 37930 shall comply with all applicable conditions and/or
mitigation measures for the following related approval(s):
SDP 2016-0009
Tentative Parcel Map 37207
Environmental Assessment 2014-1003
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
4. This Tentative Tract Map shall expire 36 months after approval, December 8, 2023,
unless an extension is granted per La Quinta Municipal Code Section 13.12.160.
5. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet
(Development Services Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
• La Quinta Design and Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
PLANNING COMMISSION RESOLUTION 2020-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 37930
SILVERROCK PENDRY RESIDENCES
DECEMBER 8, 2020
2
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
6. Coverage under the State of California Construction General Permit must be obtained
by the applicant, who then shall submit a copy of the Regional Water Quality Control
Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and
Waste Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
7. The applicant shall comply with applicable provisions of the City’s NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board – Colorado
River Basin Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board’s Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan (“SWPPP”) to the State Water Resources Control
Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following Best
Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
PLANNING COMMISSION RESOLUTION 2020-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 37930
SILVERROCK PENDRY RESIDENCES
DECEMBER 8, 2020
3
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The inclusion in the Homeowners’ Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post-construction BMPs as required and the applicant shall
execute and record an agreement that provides for the perpetual maintenance
and operation of all post-construction BMPs as required.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney’s fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid
in the time noted above without deduction or offset and Developer’s failure to make
such payment shall be a material breach of the Conditions of Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant’s fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer’s failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
11. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
PLANNING COMMISSION RESOLUTION 2020-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 37930
SILVERROCK PENDRY RESIDENCES
DECEMBER 8, 2020
4
12. The applicant shall adjust lot lines as shown on the Tentative Tract Map prior to any
certificate of occupancy issuance for Tract Map. 37930.
13. The applicant shall offer for dedication on the Final Map all public street right-of-way
in conformance with the City’s General Plan, Municipal Code, applicable specific plans,
and/or as required by the City Engineer.
14. When the City Engineer determines that access rights to the proposed street right-of-
way shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such rights-of-way, the applicant shall grant the necessary
rights-of-way within 60 days of a written request by the City.
15. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
16. Direct vehicular access to SilverRock Way is restricted, except for those access points
identified on the Tentative Tract Map, or as otherwise conditioned in these conditions
of approval. The vehicular access restriction shall be shown on the recorded final
tract map.
17. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
18. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Tract Map and
the date of recording of any Final Map, unless such easement is approved by the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
19. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development) for public streets.
20. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
during street sweeping operations. If a wedge or rolled curb design is approved, the
lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of
0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to
final inspection of permanent building(s) on the lot.
21. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
PLANNING COMMISSION RESOLUTION 2020-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP NO. 37930
SILVERROCK PENDRY RESIDENCES
DECEMBER 8, 2020
5
sidewalks).
22. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
PARKING LOTS AND ACCESS POINTS
23. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular
the following:
A. The parking spaces and aisle widths and the double hairpin stripe parking
space design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that
accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 18 feet in length with a 2-foot overhang for all parking spaces or
as approved by the City Engineer. One van accessible parking space is
required per 6 accessible parking spaces.
F. Drive aisles between parking spaces shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 30 feet or as approved by the City
Engineer.
Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes,
ADA accessibility route to public streets and other features shown on construction
plans may require additional widths and other improvements as may be determined
by the City Engineer.
24. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be as
follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.
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or the approved equivalents of alternate materials.
25. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
shall include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent (less than six months
old at the time of construction) aggregate gradation test results confirming that
design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
26. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
27. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
FINAL MAPS
28. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars
of the Final Map. The Final Map shall be 1” = 40’ scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,”
“surveyor,” and “architect,” refer to persons currently certified or licensed to practice their
respective professions in the State of California.
29. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
30. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing. Plans
may be prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. On-Site Precise Grading Plan 1” = 20’ Horizontal
C. PM10 Plan 1” = 40’ Horizontal
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D. Erosion Control Plan 1” = 40’ Horizontal
E. Final WQMP (Plan submitted in Report Form)
NOTE: A through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the City Engineer.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or
sufficient cover to clear any adjacent obstructions.
In addition to the normal set of improvement plans, a “precise grading” plan is
required to be submitted for approval by the Building Official, Planning Manager, and
the City Engineer.
“Precise Grading” plans shall normally include all on-site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and accessible requirements.
31. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the “Plans, Notes and Design
Guidance” section of the Design and Development Department at the City website
(www.laquintaca.gov). Please navigate to the Design and Development Department
home page and look for the Standard Drawings hyperlink.
32. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
33. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as-built conditions. The applicant shall employ or retain the Engineer of Record during
the construction phase of the project so that the EOR can make site visits in support
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of preparing "Record Drawing". However, if subsequent approved revisions have been
approved by the City Engineer and reflect said "Record Drawing" conditions, the
Engineer of Record may submit a letter attesting to said fact to the City Engineer in
lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
34. Prior to approval of any Final Map, the applicant shall construct all on and off-site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
35. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion of
any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
36. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
37. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first priority basis. The applicant
shall complete Off-Site Improvements in the first phase of construction or by the
issuance of 20% of total Building Permits.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
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improvements.
38. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on-site and off-site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant’s
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
39. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
GRADING
40. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
41. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
42. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California, and
B. A preliminary geotechnical (“soils”) report prepared by a professional
registered in the State of California, and
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls), and
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E. A Final WQMP prepared by an authorized professional registered in the State of
California, and
F. A grading bond in a form acceptable to the City, and in an amount sufficient to
guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
43. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
44. Building pad elevations on the precise grading plan submitted for City Engineer’s
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
45. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5’) from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
46. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
47. This development shall comply with LQMC Chapter 8.11 (Flood Hazard Regulations).
If any portion of any proposed building lot in the development is or may be located
within a flood hazard area as identified on the City’s Flood Insurance Rate Maps, the
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development shall be graded to ensure that all floors and exterior fill (at the
foundation) are above the level of the project (100-year) flood and building pads are
compacted to 95% Proctor Density as required in Title 44 of the Code of Federal
Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which
are so located, the applicant shall furnish elevation certifications, as required by
FEMA, that the above conditions have been met.
DRAINAGE
48. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Tract Map 37930 or as approved by the City Engineer. Nuisance water
shall be disposed of in an approved manner.
49. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 –
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 100 year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
50. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
51. Stormwater may not be retained in landscaped parkways or landscaped setback lots
unless approved by the City Engineer. Only incidental storm water (precipitation
which directly falls onto the setback) will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street right-of-way
shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
52. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
53. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
54. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
55. The applicant shall comply with applicable provisions for post construction runoff per
the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
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Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ.
A. For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
56. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
57. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above-ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
58. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
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59. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly-maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on-site parking lots are initially constructed with partial
pavement thickness, the applicant shall complete the pavement prior to final
inspections of the last ten percent of homes within the development or when directed
by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
60. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
61. The applicant shall provide landscaping in the required setbacks, retention basins,
and common lots.
62. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
63. The applicant shall submit final landscape plans for review, processing and approval
to the Design and Development Department, in accordance with the Final Landscape
Plan application process. Planning Manager approval of the final landscape plans is
required prior to issuance of the first building permit unless the Design and
Development Director determines extenuating circumstances exist which justify an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Design and Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required
in order to meet the intent of the Planning Commission’s approval, the Planning
Manager shall review and approve any such revisions to the landscape plan.
64. All landscaping shall consist of, at minimum, 36” box trees (i.e., a minimum 2.5 inch
caliper measured three feet up from grade level after planting), shrubs, and
groundcover. Double lodge poles (two-inch diameter) shall be used to brace and
stake trees.
65. A minimum of 50% of plantings classified “Shrubs, Perennials and Annuals” shall be
provided as 5 gallon plants. This requirement shall be implemented on each Final
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Landscaping Plan submitted for review and approval to the City.
MAINTENANCE
66. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
67. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on-site improvements, common areas, perimeter landscaping up to the
curb, access drives, sidewalks, and stormwater BMPs.
68. The Applicant acknowledges that the City intends to form a SilverRock Landscape and
Lighting District and, by recording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments will be done on a
benefit basis, as required by law.
69. The Applicant shall make provisions for maintenance of all common areas, public
landscape areas, and storm water retention areas within Tract Map No. 37930 via
one or a combination of the following methods prior to final map approval or as
determined by the City Engineer:
A. Applicant shall consent to the formation of a maintenance district under
Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code,
Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets
and Highways Code 22600 et seq.) to implement maintenance of all improved
public landscape areas, landscape buffer, and storm water retention areas. It
is understood and agreed that the Developer/Applicant shall pay all costs of
maintenance for said improved common areas until such time as tax revenues
are received from assessment of the real property.
B. Applicant shall submit to the Design and Development Department
Management and Maintenance Agreement, to be entered into with the unit/lot
owners of this land division, in order to insure all private common areas and
facilities will be maintained. A homeowner’s association or associations shall
be created with the unqualified right to assess the owners of the individual
units for reasonable maintenance costs. The association shall have the right to
lien the property of any owners who default in the payment of their
assessments.
FEES AND DEPOSITS
70. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and
Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
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effect when the applicant makes application for plan check and permits.
71. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
ATTACHMENT 1
SILVERROCK WAYA
A
10'15.5'15.5'10'
1 10'
1 10'
LOT 1
467,102 SF
1 10'
N 89°53'06" E 524.0'
∆=28°07'48"
R = 198.0'
L = 97.2'
EX. LOT LINE (TYP.)
EX. LOT LINE (TYP.)
31'
EX. LOT LINE
(TO BE DELETED)
EX. LOT LINE
(TO BE DELETED)
NEW LOT LINE &
PROJECT BOUNDARY
EX. LOT LINE
(TO BE DELETED)
(SEE INSET MAP ON THIS SHEET FOR CONCEPTUAL SITE PLAN)
EX. C/L
EX. R/W
EX. PROJECT
EX. P.U.E. EASEMENT
∆=19°00'17"
R = 302.0'
L = 100.2'
N 30°08'09" W
L = 13.6'
N 07°53'57" W
L = 18.0'
∆=48°38'44"
R = 162.0'
L = 137.5'
∆=35°39'17"
R = 110.0'
L = 68.5'
∆=28°09'08"
R = 110.0'
L = 54.0'
∆=94°42'54"
R = 144.0'
L = 238.0'
∆=61°40'31"
R = 150.0'
L = 161.5'
∆=23°37'36"
R = 152.0'
L = 62.7'
∆=17°01'13"
R = 178.0'
L = 52.9'
N 75°20'
1
3
"
E
6
3
4
.
3
'
∆=01°23'54"
R = 1315.5'
L = 32.1'
∆=13°10'51"
R = 2205.5'
L = 507.4'
∆=06°48'12"
R = 1984.5'
L = 235.6'
EX. & PROP.
PROJECT BOUNDARY
BOUNDARY & R/W
10.72 AC.
(TO BE ADJUSTED)
NEW LOT LINE &
PROJECT BOUNDARY
(TO BE ADJUSTED)
NEW LOT LINE &
PROJECT BOUNDARY
(TO BE ADJUSTED)
A
B
C
A
C
C
B
A
B
A
B
C
SECTION A-A
SILVERROCK WAY
(PRIVATE ROAD)
N.T.S.
10'
15'
31'
0.5'0.5'
10'
PROP. TRAVEL LANE
2%
A.C. PAVEMENT
OVER A.B.
2%
15'PROP. P.U.E.
R/W
PROP.
R/W
PROP.
PROP. TRAVEL LANE
PROP. P.U.E.NOPARKINGNO
PARKINGNOPARKINGNOPARKINGNOPARKING NOPARKINGNOPARKINGNOPARKINGRESERVEDCLUBHOUSENOPARKINGNOPARKINGEV CHARGIN
G
EV CHARGIN
G
EV CHARGINGEV CHARGINGEV CHARGINGEV CHARGINGEV CHARGINGEV CHARGINGEV
C
H
A
R
G
I
N
G
EV
C
H
A
R
G
I
N
G
EV CHARGINGEV CHARGINGEV CHARGINGEV CHARGINGN
OPAR
K
IN
GEV CHARGINGEV CHARGINGEV CHARGINGEV CHARGING
LOT 1 SILVERROCK WAY1
2
3
4
5
6
7
8
9
10
11
Clubhouse
Project
Entrance
All American Canal
Golf Course
Golf Course
Vacant
Vacant
Project
Boundary
Project
Boundary
TENTATIVE TRACT MAP NO. 37930
DATA TABLE
ASSESSOR'S PARCEL NUMBER:777-490-046
EXHIBIT DATE: JUNE 11, 2020
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:FEBRUARY 25, 2015
PUBLIC UTILITY PURVEYORS:
LOT 1 (GROSS AND NET AREA)10.72 AC.
EXISTING ZONING:
PROPOSED ZONING:
EXISTING GENERAL PLAN LAND USE:
PROPOSED GENERAL PLAN LAND USE:
TOURIST COMMERCIAL (CT)
TOURIST COMMERCIAL (CT)
TOURIST COMMERCIAL
LAND USE DESCRIPTION:AREA (AC.)
1
EXISTING EASEMENT NOTES:
ZONE "X": AREA OF MINIMAL FLOOD HAZARD
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS.
FEMA FLOOD ZONE DESIGNATION:
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
REVISIONS
NO. DATE
LIQUEFACTION:LOW LIQUEFACTION ZONE
NOTES:1.
TOURIST COMMERCIAL
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION:
DESCRIPTION
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
LLA 20-XXX, BEING PARCEL 9 WITH PORTIONS OF PARCELS 10, 11, AND 19 OF PARCEL MAP 37207,
BOOK 242, PAGES 72 - 87, LOCATED IN SECTION 8, TOWNSHIP 6 SOUTH, RANGE 7 EAST,
THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE
2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON
THIS PROPERTY.
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
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SHEET
SHEETS
1
OF
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EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MAX. MAXIMUM
BOUNDARYBNDRY
M.B. MAP BOOK
10' PUBLIC UTILITY EASMENT PER PARCEL MAP NO. 37207
LAND DIVIDER.
IMPERIAL IRRIGATION DISTRICT
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
COACHELLA VALLEY WATER DISTRICT
SPECTRUM
COACHELLA VALLEY WATER DISTRICT
UNDERGROUND SERVICE ALERT
(760) 335-3640
(877) 238-0092
(800) 921-8101
(760) 398-2651
(877) 719-3278
(760) 398-2651
(800) 227-2600
TELEPHONE:(951) 687-4252
MIN. MINIMUM
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING EDGE OF PAVEMENT
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E. PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S. NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
EXISTING TELEPHONE
EXISTING OVERHEAD TELEPHONE
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING PROJECT BOUNDARY
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
N.T.S.
VICINITY MAP
50TH AVENUE
CITY OF
LA QUINTA
SITE
48TH AVENUE
52ND AVENUEJEFFERSON STREETEISENHOWER DR.54TH AVENUEWASHINGTONSTREETSILVERROCK MADISON STREETFOR CONDOMINIUM PURPOSES
SCHOOL DISTRICT:DESERT SANDS UNIFIED
APPLICANT:
ADDRESS:
CONTACT:
3551 FORTUNA RANCH ROAD
ENCINITAS, CALIFORNIA 92024
JOHN GAMLIN
SILVERROCK LUXURY RESIDENCES, LLC
TELEPHONE:(760) 238-2443
LAND OWNER:
ADDRESS:
CONTACT:
3551 FORTUNA RANCH ROAD
ENCINITAS, CALIFORNIA 92024
JOHN GAMLIN
SILVERROCK PHASE I, LLC
TELEPHONE:(760) 238-2443
CONCEPTUAL SITE PLAN
PROPOSED PROJECT BOUNDARY
SAN BERNARDINO MERIDIAN.
467,102 SF
AREA (SF)
A
PROPOSED EASEMENT NOTES:
ACCESS EASEMENT (PRIVATE)
B PUBLIC UTILITY EASEMENT
C CVWD WATER AND SEWER EASEMENT
R:\2502\ACAD\Planning\Tentative Map\2502 TTM 37930.dwg, 6/11/2020 9:18:56 AM, ddewegeli, MSA Consulting, Inc.ATTACHMENT 2
City of La Quinta
PLANNING COMMISSION MEETING: December 8, 2020
STAFF REPORT
AGENDA TITLE: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY
COUNCIL AMEND SEVERAL SECTIONS OF TITLE 9 OF THE LA QUINTA
MUNICIPAL CODE; CEQA: EXEMPT FROM CEQA PURSUANT TO SECTION
15061(B)(3) REVIEW FOR EXEMPTIONS – COMMON SENSE RULE; LOCATION:
CITYWIDE
PROJECT INFORMATION
CASE NUMBER: ZONING ORDINANCE AMENDMENT 2020-0001
APPLICANT: CITY OF LA QUINTA
REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE
CITY COUNCIL AMEND SEVERAL SECTIONS OF TITLE 9
OF THE LA QUINTA MUNICIPAL CODE
LOCATION: CITY WIDE
CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW UNDER
CEQA, PURSUANT TO SECTION 15061 (B)(3), REVIEW
FOR EXEMPTIONS – COMMON SENSE RULE
RECOMMENDATION
Adopt a resolution recommending to the City Council (Council) approval of
Zoning Ordinance Amendment 2020-0001 amending sections of Title 9 of the
La Quinta Municipal Code (LQMC) and finding the action exempt from
environmental review under the California Environmental Quality Act (CEQA)
pursuant to 15061(B)(3), Review for Exemptions – Common Sense Rule
EXECUTIVE SUMMARY
Staff has proposed modifications to the LQMC Title 9 to further streamline and
clarify development standards.
BACKGROUND/ANALYSIS
Council has adopted periodic Code amendments since 2016 to streamline the
development review process and clarify development standards. This year,
Staff has identified additional amendments to Title 9 (Zoning) to further
streamline and clarify development standards (Attachment 1). A joint Planning
PUBLIC HEARING ITEM NO. 2
Commission (PC) and Council study session was held on October 20, 2020, to
consider the proposed code amendments that require in-depth discussion.
Items discussed included:
- Updates to Home Occupation regulations, including revising standards
for Microenterprise Home Kitchen Operations (MHKO)
- Changing the Cove development standards to be applied citywide
- Revising the image corridor development standards
PC and CC had questions and concerns regarding proposed updates to the
Home Occupation regulations as well as regulations pertaining to MHKO’s.
Updates to this section are not included in this code update as Staff requires
more time to research, analyze, and determine the best approach for potential
updates moving forward. PC and Council were supportive of the other code
amendments presented. The proposed code amendments are included as text
amendment redlines as Exhibit A in the PC resolution. The matrix of proposed
amendments (Attachment 1) summarizes each amendment with its
corresponding page number, with the exception of the proposed amendments
that correct inconsistencies or make clarifications. The amendments are
summarized as follows:
Title 9 Zoning
Proposed changes to Title 9 include corrections of code inconsistencies,
mistakenly deleted sections, and unclear language discovered since previous
code updates in addition to streamlining. Changes include the following:
• Change Section 9.50.090, RC District Development Standards to
“Architectural Design Standards” which apply the adopted
architectural design guidelines that apply to all other residential zones
citywide to the Cove District . Currently, this section has standards
that are specific to the Cove district; the proposed amendments
remove redundancy or move language to a more relevant section.
• Revise Section 9.60.070 and 9.60.075 to streamline the process for
proposed ground-mounted mechanical equipment (such as pool
equipment) located within the side yard setback. This currently
requires a Minor Use Permit approved by PC but is being proposed to
be a Director level approval via building permit.
• Revise Section 9.60.090 Accessory Dwelling Units, to be consistent
with new State regulations regarding accessory dwelling units and
junior accessory dwelling units. Changes include, but are not limited
to, revisions in development standards, new definitions, and changes
to parking requirements.
• Revising sign standards for churches and institutional uses to be
regulated by the underlying zone instead of having specific standards.
• Revise image corridor standards within one hundred fifty (150) feet of
an image corridor:
o Allow buildings to exceed one story and be regulated by the story
limitation within each zone.
o Allow building height to exceed twenty-two (22) feet with the
approval of a Minor Use Permit, but not to exceed the maximum
height allowed of the existing zone.
• Clean up language throughout the code for consistency.
PUBLIC REVIEW
Public Notice
This project was advertised in The Desert Sun newspaper on November 28,
2020. To date, no comments have been received. Comments from other City
Departments and divisions were considered.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that the proposed
zone text amendment is exempt from environmental review under CEQA,
pursuant to Section 15061(B)(3), Review for Exemptions – Common Sense
Rule, in that it can be seen with certainty that there is no possibility for this
action to have a significant effect on the environment, and individual
development plans will be reviewed under CEQA as they are proposed.
Prepared by: Carlos Flores, Senior Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Matrix of Proposed Code Amendments
PLANNING COMMISSION RESOLUTION 2020 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL AMEND SEVERAL SECTIONS OF TITLE
9 OF THE LA QUINTA MUNICIPAL CODE TO
STREAMLINE DEVELOPMENT PROCESSES AND
STANDARDS
CASE NUMBER:
ZONING ORDINANCE AMENDMENT 2020-0001
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8th day of December, 2020, hold a duly noticed Public
Hearing for review of a Zoning Ordinance Amendment to amend several
chapters of the La Quinta Municipal Code, as identified by Title of this
Resolution; and
WHEREAS, said Zoning Ordinance Amendment has complied with the
requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" (CEQA) as amended (Resolution 83-63). The Design
and Development Department has determined that the proposed
amendment is exempt from environmental review pursuant to Section
15061(b)(3), Review for Exemptions – Common Sense Rule, in that it can be
seen with certainty that there is no possibility for this action to have a
significant effect on the environment, and individual development plans will
be reviewed under CEQA as they are proposed; and
WHEREAS, the Design and Development Department published a
public hearing notice for this request in The Desert Sun newspaper on
November 28, 2020, as prescribed by the Municipal Code; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
to recommend approval of said Zoning Ordinance Amendment to the City
Council:
1. Consistency with General Plan
Planning Commission Resolution 2020-
Zoning Ordinance Amendment 2020-0001
Applicant: City of La Quinta
December 8, 2020
Page 2 of 3
The code amendment is consistent with the goals, objectives and
policies of the General Plan. The proposed amendments are supported
by Policy LU-1.2 for land use decisions to be consistent with General
Plan policies and programs and uphold the rights and needs of
property owners and the public; Program LU-3.1.a, to review land use
designations for changes in the community and marketplace.
2. Public Welfare
Approval of the code amendment will not create conditions materially
detrimental to the public health, safety and general welfare. The
amendment streamlines the development review process and clarifies
language in the municipal code and does not incorporate any changes
that affect the regulation and/or provision of public services, utility
systems, or other foreseeable health, safety and welfare
considerations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of
the Planning Commission in this case.
SECTION 2. That the Planning Commission does hereby recommend approval
of Zoning Ordinance Amendment 2020-0001, as set forth in attached Exhibit
A, to the City Council for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta Planning Commission, held on this the 8th day of January,
2020, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Resolution 2020-
Zoning Ordinance Amendment 2020-0001
Applicant: City of La Quinta
December 8, 2020
Page 3 of 3
___________________________
MICHAEL PROCTOR, Chairperson
City of La Quinta, California
ATTEST:
_______________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
EXHIBIT A
9.30.040 RC Cove Residential District.
A. Purpose. To provide for the development and preservation of the medium density “cove”
residential area with one-story single-family detached dwellings on medium size lots, except as
provided in Section 9.40.020, “Conditions for varying residential densities.”
B. Permitted Uses. Chapter 9.40 lists permitted land uses.
C. Development Standards. Chapter 9.50 provides development standards.
Section 9.50.090 in the RC zone district contains additional details and illustrations regarding
development standards.
D. Fencing. Rear and side yards shall be completely enclosed and screened by view obscuring
fencing, walls or combination per standards found in Section 9.60.030.
E. Building Development Standards. In addition to the requirements of this chapter and Chapter
9.60 (Supplemental Residential Regulations), the following standards shall be required on homes
built within the RC district:
1. Bedroom Dimensions. A minimum of ten-foot clear width and depth dimensions, as
measured from the interior walls of the room.
2. Bathrooms. There shall not be less than one and one-half baths in one- or two-bedroom
dwellings, and not less than one and three-quarters baths in dwellings with three or more
bedrooms. (Ord. 550 § 1, 2016; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996)
9.50.020 Height limits and setbacks near image corridors.
In order to facilitate noise screening for residents and preserve visual openness, it is necessary to limit
building heights for residential development. Therefore, notwithstanding the height standards set forth
elsewhere in this code, additional height limitations shall apply to buildings within one hundred fifty feet
of the edge of right-of-way of the following general plan-designated image corridors:
A. Image Corridors: All buildings shall limited to one story, not to exceed twenty-two feet in
height. Any proposed building height over twenty-two feet requires minor use permit approval and
shall not exceed a maximum building height of the existing zone.
B. Rear yard setbacks for residential units abutting the image corridors shall be a minimum of
twenty-five feet. The RVL development standard shall be required as specified in Section 9.30.020.
(Ord. 550 § 1, 2016; Ord. 341 § 1, 2000; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996)
9.50.030 Table of development standards.
A. Definitions. See Chapter 9.280.
B. Table of Standards. Table 9-2 and the illustrations in Section 9.50.040, following, set forth
standards for the development of property within residential districts. However, standards different
from those in Table 9-2 shall apply if special zoning symbols described in Section 9.20.030 are
designated on the official zoning map.
Table 9-2 Residential Development Standards
1
EXHIBIT A
Development Standard District
RVL RL RC RM RMH RH
Minimum lot size for single-
family dwellings (sq. ft.) 20,000 7,200 7,200 5,000 3,600 2,000
Minimum project size for
multifamily projects (sq. ft.) n/a n/a n/a n/a 20,000 20,000
Minimum lot frontage for
single-family dwellings (ft.)1 100 60 60 50 40 n/a
Minimum frontage for
multifamily projects (ft.) n/a n/a n/a n/a 100 100
Maximum structure height
(ft.)2 28 28 17 28 28 40
Maximum number of stories 2 2 1 2 2 3
Minimum front yard setback
(ft.)3 30 20 20 20 20 20
Minimum garage setback
(ft.)4 30 25 25 25 25 25
Minimum interior/exterior
side yard setback (ft.)5, 7 10/20 5/10 5/10 5/10 5/10 10/15
Minimum rear yard setback
(ft.)7 30
20 for
new lots
and 10
for
existing
recorded
lots8 10 15 15 20
Maximum lot coverage (% of
net lot area) 40 50 60 60 60 60
Minimum livable area
excluding garage (sq. ft.) 2,500 1,400 1,200 1,400
1,400
(multifamily:
750)
750 for
multifamily
Minimum common open
area6 n/a n/a n/a 30% 30% 30%
Minimum/average perimeter
landscape setbacks (ft.)6 10/20 10/20 n/a 10/20 10/20 10/20
Symbol Description of Special Zoning Symbols Used as per Section 9.20.030
60-RM-10,000
17/1
60-foot minimum lot frontage, medium density residential zoning, 10,000 square
foot minimum lot size, 17-foot maximum building height at one story
2
EXHIBIT A
RL 10,000
17/1
Low density residential zoning, 10,000 square foot minimum lot size, 17-foot
maximum building height at one story
RM
17/1
Medium density residential zoning, 17-foot maximum building height at one
story
RL
17/1 Low density residential zoning, 17-foot maximum building height at one story
* As shown on the approved specific plan for the project.
** As provided in the underlying base district.
1 Minimum lot frontage on cul-de-sacs and knuckles shall be 35 feet. Minimum lot frontage for flag lots shall be 15 feet.
2 Not including basements. Also, notwithstanding above table, the maximum structure height equals 22 feet for all buildings
within 150 feet of any general plan-designated image corridor, except in the RC zone, which is 17 feet. Any proposed
building height over twenty-two feet requires minor use permit approval and shall not exceed a maximum building height of
the existing zone.
3 For non-garage portions of dwelling only. Also, projects with 5 or more adjacent single-family dwelling units facing the
same street shall incorporate front setbacks varying between 20 feet and 25 feet or more in order to avoid streetscape
monotony.
4 For all but RVL district, minimum garage setback shall be 20 feet if “roll-up” type garage door is used. Also, for side-entry
type garages, the garage setback may be reduced to 20 feet in the RVL district and 15 feet in all other residential districts.
5 The following are exceptions to the minimum side setbacks shown: For interior side yards in the RL, RM and RMH districts,
if the building is over 17 feet in height, the setback is 5 feet plus 1 foot for every foot over 17 feet in height or fraction
thereof, to a maximum setback of 10 feet. The additional setback may be provided entirely at grade level or a combination of
at grade and airspace above the 17-foot building. For RH, 5 feet minimum plus 1 foot additional setback for every foot of
building height above 28 feet, or fraction thereof, up to a maximum setback of 15 feet when said height above 17 feet is
located between 5 and 10 feet from said side yard property line. For interior setbacks, if the building is over 28 feet in height
the setback is 10 feet plus 1 foot for every foot over 28 feet in height or fraction thereof, to a maximum setback of 15 feet.
The additional setback may be provided entirely at grade level or may be a combination of at grade and airspace above the
28-foot building height.
6 Common open area and perimeter landscape requirements do not apply to single-family detached projects unless a specific
plan is required. Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to
perimeter streets: first number equals minimum at any point; second number equals minimum average over entire frontage
(thus, 10/20). See Section 9.60.230 and additional landscape/open area standards.
7 Rear and side yard setbacks for residential units abutting the image corridor shall be a minimum of 25 feet with the exception
of RVL zone district where it only applies to the side yard.
8 Existing recorded lots prior to May 1, 1997.
(Ord. 584 § 2, 2020; Ord. 562 § 1, 2017; Ord. 550 § 1, 2016; Ord. 466 § 1, 2009; Ord. 434 § 2, 2007;
Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996)
9.50.090 RC district development Architectural Design standards.
In addition to the requirements of Chapter 9.30 (Residential Districts) and Chapter 9.60 (Supplemental
Residential Regulations) the following shall be required for homes built within the RC district:
A. Requirements.
3
EXHIBIT A
1. Architectural Design Guidelines. The city council shall, by resolution, adopt architectural
design guidelines to be used as guidelines in reviewing landscape materials, architectural style,
exterior building materials, colors, and mass and scale;
2. Architectural Variety. Duplication of houses having the same architectural design features
on the front elevation of other houses located within two hundred feet of each other shall make
provisions for architectural variety by using different colors, roof treatments, window
treatments, garage door treatments, and methods;
3. Minimum Gross Livable Area. One thousand two hundred square feet, excluding the
garage, as measured from the exterior walls of the dwelling;
4. Bedroom Dimensions. A minimum ten-foot clear width and depth dimensions, as measured
from the interior walls of the room;
5. Bathrooms. There shall not be less than one and one-half baths in one- or two-bedroom
dwellings, and not less than one and three-quarter baths in dwellings with three or more
bedrooms;
6. Exterior building walls shall be cement plaster and may be accented with stone, brick,
wood, or other similar materials;
7. Sloping roofs on new homes shall be constructed of clay, or concrete tile. Replacement of
existing roofs shall also require the use of clay, or concrete tile, unless the director determines
that the roof support structure will not support such materials. Building additions and
accessory structures may have roofs of the same or similar materials as the existing home (All
properties listed on the city’s historic building survey shall be exempt from this requirement);
8. 3. Landscaping. All front and exterior side yards shall be landscaped to property line;
9.4. The landscaping shall include trees, shrubs and ground cover of sufficient size, spacing
and variety to create an attractive and unifying appearance;
10. 5. An irrigation system shall be provided for all areas required to be landscaped;
11 6. The landscaping shall be continuously maintained in a healthy and viable condition;
12. Screening. Refuse containers and bottled gas tanks shall be concealed by view-obscuring
landscaping, fencing or walls;
13. Underground Utilities. All electric services, overhead wires, or associated structures must
be installed underground;
14. Lighting. All exterior lighting shall be located and directed so as not to shine directly on
adjacent properties and shall comply with the dark sky ordinance;
15. Fencing. Rear and side yards shall be completely enclosed and screened by view-obscuring
fencing, walls, or combinations;
16 7.. Earth fill shall not exceed what is necessary to provide minimum required drainage to
the street;
17. When there is a combined retaining and garden wall, and the retaining wall exceeds three
feet, the garden wall shall not exceed five feet in height;
18. Parking shall be provided in accordance with Chapter 9.150, Table 9-11 (Parking for
Residential Land Uses). (Ord. 574 § 1, 2018; Ord. 562 § 1, 2017; Ord. 550 § 1, 2016; Ord. 505
§ 1, 2012; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998)
4
EXHIBIT A
9.60.030 Fences and walls. A. Purpose. For purposes of this section, “fence” or “wall” means any type of fence, wall, retaining wall, sound attenuation wall, screen or windscreen. The terms “fence” and “wall” are used interchangeably in this section to mean any or all of the preceding structures. Rear and side yards shall be completely enclosed and screened by view-obscuring fencing, walls, or combinations; B. Measurement of Fence Height. Except as otherwise specified in this section, fence heights shall be measured from finish grade at the base of the fence to the highest point of the fence on the interior or exterior side, whichever is higher.
In addition, the following provisions shall apply to the measurement of fence height: 1. Open railings, up to forty-eight inches high, placed on top of a retaining or other wall and required for pedestrian safety shall not be included in the height measurement. 2. Fences less than thirty inches apart (measured between adjoining faces) shall be considered one structure and fence height shall be measured from the base of the lower fence to the top of the higher fence. Fences thirty inches or more apart shall be considered separate structures and their heights shall be measured independently. The director may require that the area between such fences be provided with permanent landscaping and irrigation. C. Fence Heights. The construction and installation of fences shall be in compliance with the following standards: 1. Within Main Building Area. In the area of a lot where a main building may be constructed, the maximum freestanding fence height shall be twelve feet.
5
EXHIBIT A
2. Setback Areas Not Bordering Streets. The maximum fence height shall be six feet within any required setback area not adjoining a street. Where the elevation of an adjoining building site is higher than the base of the fence within a side or rear setback area, the height of the fence may be measured from the elevation of the adjoining building site to the top of the fence. However, fence height shall not exceed eight feet measured from either side with the exception of the RC district (see Section 9.30.040). 3. Setback Areas Bordering Streets, Alleys and Other Accessway. a. Within all districts, the maximum fence height shall be six feet within any front, rear or side setback area adjoining a public street. b. Notwithstanding other fence height restrictions, where, because of the orientation of the lots, a property line fence separates a front yard on one lot from a rear yard on an adjacent lot, the maximum fence height shall be six feet. c. Arches or trellises up to nine feet in overall height and five feet interior width may be constructed over a gate on a lot provided the arch/trellis is integrated into the fence/gate design. The director may refer arch designs exceeding the standard to the planning commission for approval. d. Any portion of a building site where vehicular access is taken shall conform to the access intersection requirements of subsection (C)(4) of this section. e. City- or state-required sound attenuation walls bordering freeways or arterial highways may exceed six feet in height if so recommended by a noise attenuation study and approved by the director. f. When there is a combined retaining and garden wall, and the retaining wall exceeds three feet, the garden wall shall not exceed five feet in height; 4. Adjacent to a Nonresidential Zone or Use. The maximum fence height between a residential zone or use and a nonresidential zone or use shall be eight feet. a. The height of fences, trees, shrubs and other visual obstructions shall be limited to a maximum height of thirty inches within the triangular area formed by drawing a straight line: i. Between two points located on and twenty feet distant from the point of intersection of two ultimate street right-of-way lines. ii. Between two points located on and five feet distant from the point of intersection of an ultimate street or alley right-of-way on one hand and the edge of a driveway or another alley right-of-way on the other if parkway width is less than twelve feet wide. b. For purposes of this code, “point of intersection” means the intersection of the prolongation of the right-of-way lines, excluding any curved portion joining the two lines. c. The height restrictions of this subdivision shall apply to fences, walls, trees, shrubs, vegetation, or any other material which obstructs or may obstruct visibility. D. Gates. 1. Materials. Gates shall be constructed of ornamental iron/tubular steel and/or wood. Such gates may be placed in any location provided they meet the requirements of this
6
EXHIBIT A
section and provided any wood used is not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water-repellant material. Wood gates over thirty-six inches wide shall have a metal frame. Chain link gates are prohibited. Vehicular driveway gates shall be constructed of ornamental iron/tubular steel and metal if solid. If screening an RV, the gate shall be constructed of a solid opaque material. 2. Width. Pedestrian gates shall not exceed five feet in width, except that gates may be any width within side yard setbacks of at least twelve feet. E. Fence Construction and Materials. All fencing in residential districts shall conform to the following construction and material standards: 1. Wood and Vinyl Fencing. a. Except for gates, split two-rail fencing, and for equestrian fencing regulated by Section 9.140.060, wood and vinyl or similar recycled fencing materials are permitted in rear or interior side yards only, and only if not visible from the street. Wood-framed fencing with a stucco finish is permissible in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Gates may be of wood in any location provided they comply with the standards of this section. b. All wood fencing shall be constructed of not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water-repellant material. c. All vinyl or similar recycled fencing material shall be constructed of an aluminum-reinforced non-reflective material that contains antistatic and UV-radiation inhibiting additives. d. Fence boards may be horizontal or vertical. Support posts shall be a minimum of nominal four inches by four inches redwood, pressure-treated lumber, tubular steel or block and installed per the Uniform Building Code. e. Split Rail Fencing. Split two-rail fencing shall be allowed in the front yard or along the front property line with columns a maximum height of four feet and three feet for the top rail. All columns shall be cemented with footings. Materials for the columns shall be wood, brick, or block. The rails may be either wood or other non-wood products that have the appearance of split rail. A building permit shall be obtained prior to construction. 2. Ornamental Iron and Tubular Steel Fencing. Ornamental iron or tubular steel fencing may be used along the front or street side yards only. The iron or steel shall be painted to match or complement the adjacent wall or structure. 3. Masonry Fencing. Solid masonry fencing (i.e., block, rock, brick, with or without stucco covering) is permitted in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Precision concrete block shall not be used unless all exterior surfaces visible from outside the property are
7
EXHIBIT A
covered with stucco, paint, texture coating, or other comparable coating approved by the director. 4. Material Combinations. Combinations of two or more of the preceding materials may be used provided that the bottom one-half of the fence is constructed of a masonry material. Combinations incorporating wood materials shall only be used for the rear and interior side yards and only when not visible from the street. 5. Other Materials. Other fence materials or combination of fence materials such as, but not limited to, corrugated metal, bamboo, and glass may be permitted in the front or street side yard by the director in conjunction with approval of a building permit for fence construction if the permit application includes a materials sample, a site plan with proposed fence alignment, photographs of the main dwelling, and the following findings are made: a. The design of the fence, including, but not limited to, the architectural style, materials, colors, architectural details, and other architectural elements is compatible with a main dwelling existing on site or in development review at time of application. b. The fence meets all screening requirements. c. The material(s) are of good and durable quality. d. The material(s) will not be detrimental to the health, safety and general welfare of the community in the area. F. Fence Landscaping and Maintenance. 1. Landscaping. The area between the back of curb and any fencing shall be landscaped, have a suitable permanent irrigation system, and be continuously maintained by the property owner. 2. Maintenance. All walls and fences shall be continuously maintained in good repair. The property owner shall be provided thirty days after receiving notice from the city to repair a wall or fence. The building official may grant an extension to such time period not to exceed sixty days. G. Prohibited Fence Materials and Construction Fences. The use of barbed wire, razor wire, chain link, or similar materials in or on fences is prohibited in all residential districts. Chain link fencing is permitted for temporary construction fences when authorized by a minor use permit issued in accordance with Section 9.210.025. Said minor use permit shall not be approved until a permit for grading, or construction, has been filed for, whichever comes first. H. Equestrian Fencing. Notwithstanding any other requirements of this section, fencing shall be regulated by the provisions of Section 9.140.060 (Equestrian overlay regulations) where the keeping of horses is permitted. I. Nonconforming Fences. Any fence which does not meet the standards of this section but which was legally established prior to the adoption of these standards may be maintained provided such fence is not expanded nor its nonconformance with these standards otherwise increased. Any fence which is destroyed or damaged to the extent of more than fifty percent of its total replacement value shall not be repaired, rebuilt, or reconstructed except in conformance with these standards. (Ord. 584 § 2, 2020; Ord. 560 § 1, 2017; Ord. 550 § 1,
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EXHIBIT A
2016; Ord. 466 § 1, 2009; Ord. 378 § 1, 2002; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996)
9.60.070 Swimming pools. A. Applicability. The provisions of this section shall apply to any outdoor swimming pool, whirlpool, spa (in-ground or above-ground), or open tank or pond containing or normally capable of containing water to a depth of eighteen inches or more at any point. For purposes of this section, the term “pool” means all or any of the foregoing facilities. B. Standards. Pools are permitted as accessory uses in residential districts subject to the following requirements: 1. Location. Pools shall be located at least three feet (measured from water’s edge) from any property line. No adjustments to this minimum shall be approved, with the exception of private gated communities where any property line is adjacent to common open area. 2. Filtering and Heating Equipment. Use of equipment shall comply with the following requirements: a. Mechanical pool equipment such as a pump, filter, or heater, may be located within the front or rear yard areas. The equipment shall be enclosed on at least three sides by a masonry wall with an open side not visible to the street. b. Mechanical pool equipment may be in an area between the side property line and the residence provided a five foot side yard, clear of any permanent obstructions is maintained between the side yard property line and any mechanical pool equipment. c. Where there is no side property line wall, mechanical pool equipment may be in a side yard of five feet or less only if a recorded easement in perpetuity exists for the subject property to use the adjacent side yard of the abutting property for access and a minimum five feet distance between the equipment and adjacent obstruction (i.e., building wall) is provided. d. Mechanical pool equipment may be in a side yard of five feet or less if approved by the Planning Commission Design and Development Director if extenuating circumstances exist, and there is a three foot clearance of any permanent obstructions, and a Minor Use Permit is applied for. Notification shall be provided to adjoining impacted property owner(s) ten days prior to hearing. 3. Fencing Requirements. All pools shall be fenced in accordance with the provisions of the city’s building code Chapter 8.02, state law and other applicable laws and ordinances. 4. Screening shall be provided as required in Section 9.60.140(B)(2). (Ord. 577 § 1, 2019; Ord. 550 § 1, 2016; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996)
9.60.075 Ground mounted mechanical equipment. Use of equipment shall comply with the following requirements:
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EXHIBIT A
A. Ground mounted mechanical equipment such as air conditioner condensing units, water softeners, etc., may be located within the rear yard areas. For lots of five thousand square feet or less, said equipment can be in the front yard if there is a wall around the yard, or it is screened by a masonry wall. B. Where there is no side yard property line wall, mechanical equipment may be in an area between the side property line and the residence provided a five-foot side yard, clear of any permanent obstructions is maintained between the side yard property line and any mechanical equipment. C. Mechanical equipment may be in a side yard of five feet or less if: (1) a recorded easement in perpetuity exists for the subject property to use the adjacent side yard of the abutting property for access and a minimum five feet distance between the equipment and adjacent obstruction (i.e., building wall) is provided; or (2) if approved by the Design and Development Director planning commission through a minor use permit if findings are made that extenuating circumstances exist. Notification shall be provided to adjoining impacted property owner(s) ten days prior to hearing. (Ord. 577 § 1, 2019; Ord. 562 § 1, 2017; Ord. 550 § 1, 2016; Ord. 361 § 1, 2001)
9.60.090 Accessory dwelling units.
A. Purpose. This section provides standards and criteria for the establishment
of accessory dwelling units and junior accessory dwelling units within residential
districts, consistent with California Government Code Section 65852.2.
Accessory dwelling units shall be permitted only in the RVL, RL, RC, RM, RMH,
and RH zone districts.
B. Definitions. See Chapter 9.280. For purposes of this section, “second
residential unit,” “second dwelling unit,” “second unit,” and “granny flat” as
defined in Section 9.280.030 (or successor section) shall not apply, and, instead,
“accessory dwelling unit” as defined in California Government Code Section
65852.2(i)(4) (or successor section in the Government Code) shall apply. An
accessory dwelling unit shall be either “attached” or “detached” to the primary
residence as described in Government Code Section 65852.2(i)(4) (or successor
statute). In addition, the following definitions shall apply for purposes of this
section:
1. “Junior accessory dwelling unit” means a unit that is no less than 150
square feet and no more than 500 square feet in size and contained entirely
within a single-family residence. A junior accessory dwelling unit may include
separate sanitation facilities, or may share sanitation facilities with the
existing structure.
2. “Living area” shall have the same meaning as California Government
Code Section 65852.2(i)(1) (or successor section in the Government Code),
notwithstanding any provision in Section 9.280.030 of this code to the
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EXHIBIT A
contrary.
3. “Primary residence” shall have the same meaning as “Dwelling,
single-family detached” or “single-family detached dwelling” as defined
in Section 9.280.030 (or successor section).
4. “Public transit” means public mass transit that has a major transit stop
or bus stop along a high- quality transit corridor as described in California
Public Resources Code Section 21155(b) (or successor statute).
C. Standards for Accessory Dwelling Units. Subject to allowances set forth in
subsection D. the following standards shall apply to accessory dwelling units:
1. An accessory dwelling unit shall be consistent with the provisions of the
applicable zoning district in which it is constructed.
2. An accessory dwelling unit shall only be permitted on a lot in which the
primary residence and all other structures thereon conform to all minimum
requirements of the applicable zoning district.
3. The lot shall contain an existing primary residence at the time an
application for an accessory dwelling unit is submitted, or the application
for the accessory dwelling unit may be made in conjunction with the
development of the primary residence.
4. . The accessory dwelling unit must either be attached to, or located
within the proposed or existing primary dwelling, including attached
garages, storage areas or similar uses, or an accessory structure; or
detached from the proposed or existing primary dwelling and located on
the same lot as the proposed or existing primary dwelling.
5. The owner of the lot shall reside on the lot, either in the primary
residence or in the accessory dwelling unit. Prior to issuance of occupancy
approval of the accessory dwelling unit, the city shall may require the
property owner to enter into a restrictive covenant with the city that the
accessory dwelling unit shall not be sold, or title thereto transferred
separate from that of the lot or the primary residence; and that the accessory
dwelling unit shall be rented for terms longer than 30 days If the owner ceases to
reside on the lot, use of the accessory dwelling unit shall be discontinued
as follows: (a) if it is an attached accessory dwelling unit, the unit shall be
converted into a portion of the primary residence; or (b) if it is a detached
accessory dwelling unit, the unit shall be removed or converted to a legal
use. The city manager or authorized designee may grant temporary relief
from this owner-occupancy requirement.
6. The maximum increase in gross floor area of an attached accessory
dwelling unit shall not exceed fifty percent of the existing living area of the
primary residence or one thousand two hundred square feet, whichever is
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EXHIBIT A
less.
7. The minimum gross floor area of an accessory dwelling unit shall be four
hundred square feet, except that the minimum gross floor area of an
accessory dwelling unit that qualifies as an efficiency unit under California
Health and Safety Code Section 17958.1 (or successor statute) shall be
one hundred fifty square feet.
8. The maximum gross floor area of a detached accessory dwelling unit
shall not exceed thirty percent of the existing living area of the primary
residence or one thousand two hundred square feet, whichever is less.
9. An accessory dwelling unit shall have no more than two bedrooms.
10. 8. The total gross floor area of all covered structures, including an
attached accessory dwelling unit, shall not exceed the lot coverage area
as prescribed by the applicable zoning district.
11. The accessory dwelling unit shall be architecturally compatible with the
primary residence and surrounding residential neighborhood. If a dispute
arises whether the accessory dwelling unit is architecturally compatible
with the primary residence, review of the application for the accessory
dwelling unit shall be processed as any other design review application
under the code but limited to the determination of architectural
compatibility. For purposes of this section, “architecturally compatible”
means that the accessory dwelling unit generally has the same or
substantially similar architectural style, construction and structure
materials, paint pallette or scheme, and other prominent design features,
as the primary residence.
12. No attached accessory dwelling unit shall cause the height of the
primary residence to exceed the height limitation for the applicable zoning
district. If the attached accessory dwelling unit is not located above any
portion of an existing primary residence, the maximum height of the
accessory dwelling unit shall not exceed the height of the primary
residence.
13. A detached accessory dwelling unit shall not exceed seventeen feet in
height nor more than one story.
14. No setback shall be required for an existing living area or accessory
structure or a structure constructed in the same location and to the same
dimensions as an existing structure that is converted to an accessory
dwelling unit or to a portion of an accessory dwelling unit, and a setback
of no more than four feet from the side and rear lot lines shall be required
for an accessory unit that is constructed not converted from an existing
structure or a new structure constructed in the same location and to the
same dimensions as an existing structure.
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EXHIBIT A
15. An attached accessory dwelling unit may have a separate entrance;
provided, however, in no event shall any external stairwell be placed within
the front or side yard setback.
16. An accessory dwelling unit shall contain separate kitchen and bathroom
facilities.
17. All attached and detached accessory dwelling units shall be equipped with
approved smoke detectors conforming to the latest Uniform Building Code
standards, mounted on the ceiling or wall at a point centrally located in an
area giving access to rooms used for sleeping purposes.
18. In addition to the required parking for the primary residence, a minimu of
one additional off- street parking space shall be provided per accessory unit
or per bedroom of the accessory unit, whichever is less, on the same lot that
as the accessory dwelling unit is located. One parking space shall be
provided for each efficiency unit as defined under California Health and
Safety Code Section 17958.1 (or successor statute) in accordance with the
applicable parking regulations. Subject to the allowances in subsection D,
no variance or adjustment shall be granted to allow substandard parking
spaces or locations.
19. All construction, structural alterations or additions made to create an
accessory dwelling unit shall comply with current building, electrical, fire,
plumbing and zoning code regulations.
20. Accessory dwelling units shall not be required to provide fire sprinklers if
they are not required for the primary residence.
21. In the event of any conflicts between the standards set forth in this
section and those set forth in the regulations of the applicable zoning
district, the provisions of this section shall prevail.
22. The applicant shall pay to the city all applicable fees imposed on such
new development of an accessory dwelling unit or new or rehabilitated
primary residence that will include an accessory dwelling unit.
23. The city manager or authorized designee may add other conditions,
consistent with general law and applicable state and city standards, as
necessary to preserve the health, safety, welfare and character of the
residential neighborhood; provided, however, that such conditions shall
not unreasonably restrict the ability of an applicant to create an accessory
dwelling unit.
D. Allowances for Qualifying Accessory Dwelling Units. In accordance with
California Government Code Section 65852.2, as amended by Section 1.5 of
Chapter 735 of Statutes of 2016,, the following allowances apply for qualifying
accessory dwelling units.
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EXHIBIT A
1. Parking Requirement Exemptions. If one or more of the following criteria
is met: (a) a proposed accessory dwelling unit is located within one-half mile
walking distance of public transit; (b) a proposed accessory dwelling unit is
located within an architecturally and historically significant historic district;
(c) a proposed accessory dwelling unit is part of an existing primary
residence or existing accessory structure; (d) the occupant of a proposed
accessory dwelling unit would be required to obtain an on- street parking
permit from the city; or (e) a proposed accessory dwelling unit is located
within one block of a car-share vehicle station or parking area; then the
applicant for an accessory dwelling unit may be exempted from the parking
requirements under the zone for which the proposed accessory dwelling
unit is located. Nothing in this subsection, however, exempts the primary
residence from complying with all parking requirements under the zone for
in which the propsed accessory dwelling unit primary residence is located.
Furthermore, nothing in this subsection exempts the owner of the lot from
complying with all parking requirements for fire safety, including access to
the lot by front and rear setbacks that are to be clear of obstructions.
2. 2. Utility Connection Exemptions. If all of the following criteria are met:
(a) a proposed accessory dwelling unit is contained in the existing primary
residence or existing accessory structure; (b) a proposed accessory
dwelling unit has independent exterior access from the existing primary
residence pursuant to this section; and (c) the side and rear setbacks are
sufficient for fire safety as determined by the zoning and public safety
provisions in this code; then the applicant for an accessory dwelling unit
may be exempted from the requirement to install a new or separate utility
connection directly between the accessory dwelling unit and the utility, and
may be exempted from related connection fees or capacity charges. The
city may require, however, that the owner of the lot on which the proposed
accessory dwelling unit is located to pay any such connection fees or
capacity charges as part of the primary residence. Furthermore, the city
may require, as part of the restrictive covenant to be recorded against the
lot pursuant to this section, that the owner of the lot implement a metering
system that would account for the percentage use of each utility provided to
an accessory dwelling unit compared to total use of that utility for the entire
lot, and that all utilities that are provided to the accessory dwelling unit be
metered by the utilities provided to the primary residence. Any metering
system implemented by the owner of the lot pursuant to this subsection
shall be subject to verification by the utility from which the service is being
provided to the accessory dwelling unit.
3. For purposes of this subsection D, “existing accessory structure” means
“accessory building or structure” as defined in Section 9.280.030, that
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EXHIBIT A
exists on the lot with an existing primary residence at the time of submittal
for any application relating to the proposed accessory dwelling unit.
E. Standards for Junior Accessory Dwelling Units.
1. Junior accessory dwelling units shall be limited to one per residential lot zoned
for single-family residences with a single-family residence already built or
proposed to be built, on the lot.
2. The single-family residence in which the junior accessory dwelling unit will
occur must be owner-occupied. The owner may reside in either the remaining
portion of the structure or the newly created junior accessory dwelling unit.
Owner-occupancy shall not be required if the owner is another governmental
agency, land trust, or housing organization.
3. Prior to issuance of occupancy approval of the accessory dwelling unit, the city
may require the property owner to enter into a restrictive covenant with the city
prohibiting the sale of the junior accessory dwelling unit separate from the sale
of the single-family residence, including a statement that the deed restriction
may be enforced against future purchasers; and restricting the size and
attributes of the junior accessory dwelling unit that conforms with this section.
4. A junior accessory dwelling unit must be constructed within the walls of the
proposed or existing single-family residence.
5. A junior accessory dwelling shall provide a separate entrance from the main
entrance to the proposed or existing single-family residence.
6. A junior accessory dwelling unit shall include an efficiency kitchen, which shall
include all of the following:
A. A cooking facility with appliances, and
B. A food preparation counter and storage cabinets that are of reasonable size
in relation to the size of the junior accessory dwelling unit.
7. Parking: A junior accessory dwelling unit shall not require parking in addition to
that required for the proposed or existing single-family residence.
8. For the purposes of providing service for water, sewer, or power, including a
connection fee, a junior accessory dwelling unit shall not be considered a
separate or new dwelling unit.
F. A permit application for an accessory dwelling unit or a junior accessory dwelling
unit shall be considered and approved ministerially without discretionary review
or a hearing. The Director, or his/her designee, shall act on the application within
60 days from the date the application is found complete if there is an existing
single-family or multifamily dwelling on the lot. If the permit application to create
an accessory dwelling unit or a junior accessory dwelling unit is submitted with a
permit application to create a new single-family dwelling on the lot, the Director
may delay acting on the permit application for the accessory dwelling unit or the
junior accessory dwelling unit until the issuance of a building permit for the new
single-family dwelling. If the applicant requests a delay, the 60-day time period
shall be tolled for the period of the delay.
G. If an application for an accessory dwelling unit or junior accessory dwelling unit is
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EXHIBIT A
submitted or required to be submitted with any other applications that require or
permit ministerial or discretionary review under the code, nothing in this section
precludes the processing and review of those other applications pursuant to
those other provisions in the code.
9.60.140 Screening. A. Parking Area Screening. Screening of common parking areas shall be provided for all residential projects in accordance with the requirements for nonresidential uses in Section 9.100.050 B. Equipment Screening. 1. Roof-Mounted Equipment. Roof-mounted utility and mechanical equipment, including, but not limited to, air conditioning, heating, restaurant exhaust fans, electrical elevator structures, roof accesses, etc., may be permitted only as follows: a. For flat roofs, a screened enclosure behind the parapet wall may be used if it is made to appear as an integral part of the building. Screening shall be an integral part of the roof design and not appear as an afterthought. b. Such screening shall be provided so that the highest point of the equipment is below the surrounding architectural feature and is screened from view to a minimum horizontal sight distance of one thousand three hundred twenty feet as viewed from a point five feet above finish grade, whichever provides the most screening. c. Roof-mounted equipment shall be screened from view of surrounding two-story (or more) residential development and, where feasible as determined by the city, from two-story commercial and other types of development. d. No equipment shall be placed on any sloped roof. e. Refuse containers and bottled gas tanks shall be concealed by view-obscuring landscaping, fencing or walls; 2. Ground-Mounted Equipment. Ground-mounted utility, mechanical, and pool, spa, or water feature equipment shall be screened from ground view of surrounding properties. Such screening may consist of perimeter walls or fencing (if permitted), screen walls, or landscape planting. Equipment within unenclosed exterior side yards shall be screened by an opaque wall. 3. Solar Equipment. Solar heating equipment, whether roof- or ground-mounted shall be installed so that the underside of the equipment is not visible from surrounding properties. 4. Access Ladders. Wall-mounted exterior roof access ladders are prohibited unless screened from view by surrounding features. C. Facility Screening. Within multifamily and condominium projects, storage, trash and loading areas shall be screened as follows:
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EXHIBIT A
1. Storage Areas. All storage, including cartons, containers, materials or equipment shall be screened from public view as required by Section 9.100.110 (Outdoor storage and display). 2. Trash Areas. All outdoor trash and waste bins shall be enclosed by a solid wall not less than six feet in height in accordance with Section 9.60.210. Decorative overhead structures such as trellises shall be integrated into the enclosure design if it is visible from higher terrain. 3. Loading Areas. Loading platforms and areas shall be screened from view from adjacent streets and residential, open space and recreation areas. (Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996)
9.60.270 Bed and breakfast regulations. A. Purpose. The city council finds that bed and breakfast facilities constitute small commercial lodging facilities in residential districts. This requires special regulations that are not normally covered by standards for motels and hotels. B. Definitions. See Chapter 9.280. C. Limits on Occupancy. 1. The bed and breakfast shall be conducted only by a person owning the dwelling and residing therein as their principal place of residence. The use permit shall be voided upon the sale or transfer of the property ownership. 2. The bed and breakfast shall accommodate a maximum of eight guests in four rooms. D. Where Permitted. Bed and breakfast are permitted subject to approval of a conditional minor use permit only in residential zoning districts. E. Development Standards. 1. Individual units shall not contain cooking facilities. 2. Parking shall be provided on-site, in accordance with Chapter 9.150, Parking. 3. No change in the outside structure is permitted and any change inside must be convertible to the original residential use. A minimum of one hundred square feet is required for each of the sleeping rooms and not more than twenty-five percent of the structure can be used for rental. 4. Landscaping may be required to screen parking areas from the view of adjacent properties and from public/private streets. 5. Locating another bed and breakfast use within three hundred feet is prohibited. 6. Signs shall not exceed two square feet attached to the house. F. Required Finding. In addition to the requirements for findings of fact as established by California law or other provisions of this code, the approval of a conditional use permit for a bed and breakfast shall require the following additional findings: 1. The property is physically suitable for use as a bed and breakfast facility; 2. The use of the property as a bed and breakfast will not cause an undue burden on adjacent and nearby property owners.
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EXHIBIT A
G. Transient Occupancy Tax. Bed and breakfast facilities shall be subject to all applicable provisions of Chapter 3.24 of the municipal code. (Ord. 550 § 1, 2016; Ord. 299 § 1, 1997)
9.60.310 Resort residential. A. Purpose. Resort residential provides for the development and regulation of a range of specialized residential uses that are individually owned but rented for periods of thirty consecutive days or less, on a regular basis and oriented to tourist and resort activity as part of a golf/resort country club. Land uses include single-family detached or attached residential uses, eating and drinking facilities, small accessory retail and personal service shops, and recreational buildings. B. Review Process. Resort residential uses are permitted when developed as part of a residential golf country club. The conditional use application review process shall be used subject to Section 9.210.020. C. Development Standards. The following standards apply to the development of resort residential uses:
ITEM QUANTITY Minimum lot frontage 30 ft. Maximum building height 28 ft. (1) 22 ft. (1) adjacent to an image corridor Maximum number of stories 2 Minimum livable reserved floor area excluding garage 420 sq. ft. Minimum front yard setback from: Street or parking stall curb 8 ft. Pedestrian circulation walks 5 ft. Garage/carport setback-from street curb 5 ft. Minimum building to building setback: Without partial attachment (see note) 6 ft. With partial attachment (see note) 4 ft. Minimum interior/exterior side yard setbacks 3 ft. (2) Minimum rear yard setback 5 ft. Maximum allowable wall height 8 ft. Minimum parking required 1 space per bedroom 1 space per 300 sq. ft. GFA Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot water heater closet, furnace closet, or other essential use, is attached to two otherwise separate buildings. Construction standards and fire ratings shall meet U.B.C. requirements.
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EXHIBIT A
1. Chimneys, roof vents, finials, spires, and similar architectural features not containing usable space are permitted to extend up to three feet above the maximum structure height. 2. Residential units supporting mechanical equipment shall be allowed within side yard setback area with a minimum three-foot clearance to the side property. D. Allowable Resort Residential Units and Commercial Uses. The density of the allowable units is determined by the underlying general plan land use designation. The eating and drinking facilities, small accessory retail and personal service shops, and recreational buildings shall be an integral part of the development. These facilities shall not utilize more than five acres of the total site. E. Transient Occupancy Tax. Resort residential shall be applicable to all provisions of Chapter 3.24 of this code. (Ord. 550 § 1, 2016; Ord. 325 § 1, 1998)
9.90.040 Table of development standards.
Table 9-6 and the illustrations in Section 9.90.050 set forth standards for the development of property
within nonresidential districts. Notwithstanding Table 9-6, different standards shall apply if special
zoning symbols, described in Section 9.20.030, are designated on the official zoning map.
Table 9-6 Nonresidential Development Standards
Development Standard District
CR CP CC CN CT CO MC VC
Minimum—Maximum building site
(acres) n/a n/a n/a 1-20 n/a n/a n/a n/a
Maximum building height (ft.)1, 6, 7 50 35 40 35 40 40 40 45
Maximum number of stories 4 2 3 2 3 3 3 n/a
Maximum floor area ratio (FAR)2 .35 .50 .30 .25 .25 .30 n/a n/a
Minimum
perimeter
building/landscape
setbacks (in ft.)4
From Highway 111
right-of-way1 50/50 50/50 50/50 n/a n/a n/a n/a n/a
From all image
corridor3 rights-of-
way1 (except Hwy
111) and from all
major and primary
arterials
30/20 30/20 30/20 30/20 30/20 30/20 30/20 n/a
From all other
perimeter street
rights-of-way1
20/10 20/10 20/10 20/10 20/10 20/10 20/10 n/a
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EXHIBIT A
From residential
districts and PR, OS
and GC districts1
50/10 50/10 50/10 30/155 30/155 30/155 30/155 10/0
Minimum setback from interior
property lines within nonresidential
districts
0 0 0 0 0 0 0 0
Parking and signs See Chapters 9.150 and 9.160
Fences and walls See Section 9.100.030
Landscaping and screening See Sections 9.100.040 and 9.100.050
Notes:
1 All minimum perimeter setbacks shall be increased one foot for every foot in height that building is above thirty-five feet.
Mixed use projects and projects in the Village Build-Out Plan Area are exempt from this requirement.
2 FAR means the gross floor area of all buildings divided by the building site area.
3 See General Plan Exhibit II-4.
4 Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped
setback from the street right-of-way. The remaining building setback may contain parking, driveways and similar facilities.
In addition to above landscape setbacks, interior landscaping shall be required as a percentage of the net project area as
follows: parking areas: minimum five percent; nonparking areas: minimum five percent (also see Section 9.100.050).
5 For buildings over one story in CN, CT and CO districts, setbacks shall be increased to 40/20.
6 Not including basements. Also, notwithstanding above table, the maximum structure height equals twenty two feet for all
buildings within one hundred fifty feet of any general plan image corridor and major or primary arterials. Any proposed
building height over twenty-two feet requires minor use permit approval and shall not exceed a maximum building height of
the existing zone.
7 Except in the Village Build-Out Plan Area, where the provisions of Section 9.70.110 shall apply.
(Ord. 577 § 1, 2019; Ord. 553 § 1, 2017; Ord. 550 § 1, 2016; Ord. 466 § 1, 2009; Ord. 325 § 1, 1998;
Ord. 299 § 1, 1997; Ord. 284 § 1, 1996)
9.130.010 Table of development standards.
Table 9-9 contains standards for development of property within special purpose districts:
Table 9-9 Special Purpose District Development Standards
District
Development Standard PR GC OS FP HC EOD AHO A/ER MU
Minimum building site n/a n/a n/a * 20,000 sf *** 1 acre
10,000
sf/20,000 sf
multifamily
1 acre
Minimum lot frontage n/a n/a n/a n/a 100 ft. n/a 100 100 n/a
Maximum structure height (ft.)1 28 28 28 * 28 *** 40 28 ***
Maximum lot coverage n/a n/a n/a n/a 30% n/a 60% 40% ***
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EXHIBIT A
Notes:
* As required for needed flood control structures.
** As provided in the HC supplemental regulations, Section 9.140.040.
*** As provided in the underlying base district regulations, subject to the additional requirements of the overlay district in
Chapter 9.140.
1 Not including basements. Also, notwithstanding above table, the maximum structure height equals 22 feet for all buildings
within 150 feet of any General Plan image corridor and major or primary arterials. Any proposed building height over
twenty-two feet requires minor use permit approval and shall not exceed a maximum building height of the existing zone.
2 Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped
setback from the street right-of-way. The remaining building setback may contain parking, driveways and similar facilities.
3 The image corridors as identified in the General Plan.
4 In the AHO, for interior yards, 5 ft. minimum plus 1 ft. additional setback for every foot of building height above 28 feet, or
fraction thereof, up to a maximum setback of 15 ft. when said height above 17 ft. is located between 5 and 10 ft. from said
side yard property line. If the building is over 28 feet in height, the setback is 10 ft. plus 1 ft. for every foot over 28 ft. in
height or fraction thereof, to a maximum setback of 15 ft. The additional setback may be provided entirely at grade level or
may be a combination of at grade and airspace above the 28-foot building height.
Maximum number of stories 2 2 2 * 2 *** 4 2 ***
Minimum setbacks n/a n/a n/a n/a
Front: 30
Int./Ext. Side:
10/20
Rear: 30
n/a
Front:
20
Int./Ext.
Side:
10/15
Rear:
20
Front: 30
Garage: 20
Side: 20
Rear: 30
***
Minimum
perimeter
building/
landscape
setbacks
(ft.)2, t4
From Highway 111 right-of-way 50/50 50/50 50/50 50/50 50/50 50/50 n/a *** ***
From perimeter street ROWs 30 30 30 * 10′ min, 20′
average ***
10′ min,
20′
average
20 ***
From all image corridor3 rights-
of-way (except Hwy 111) and
from all major and primary
arterials
30/20 30/20 30/20 30/20 30/20 30/20 *** *** ***
From abutting
residential property or districts 30 30 30 * ** *** *** *** ***
From abutting commercial and
other nonresidential property or
districts
20 20 20 * ** *** *** *** ***
Minimum setback from interior property lines
within the same project4 0 0 0 * ** *** *** *** ***
Parking and signs See Chapters 9.150 and 9.160
Fences and walls See Section 9.100.030
Landscaping and screening See Sections 9.100.040 and 9.100.050
21
EXHIBIT A
(Ord. 550 § 1, 2016; Ord. 512 § 1, 2013; Ord. 445 § 4, 2007; Ord. 284 § 1, 1996)
9.160.050 Permanent signs in nonresidential districts.
Signs identified in Table 9-19 following are permitted in nonresidential districts subject to approval of a
sign permit per Section 9.160.090.
Table 9-19 Permanent Signs Permitted in Nonresidential Districts With a Sign Permit
Sign Type and
Placement
Maximum
Number
Maximum
Area
Maximum
Height Illumination
Additional
Requirements
Freestanding
center or
complex ID
sign for
multitenant
building or
multibuilding
shopping center
or other
commercial or
office complex
1 per street
frontage
0.25 sq. ft. per
lineal ft. of
street frontage
up to maximum
of 50 sq. ft. per
sign and 100
sq. ft. aggregate
for all signs
8 ft. Direct or
indirect for all
signs
Aggregate sign
area may not be
combined among
street frontages.
Letter height shall
be a minimum
10″ high
Building-
mounted or
permanent
window ID
signs for
individual
commercial or
office tenants
1 flush-
mounted plus 1
under-canopy
per tenant
frontage along
a street or along
a common-use
parking lot with
no direct street
frontage
Flush-mounted:
1 sq. ft. per
lineal ft. of
lease frontage
up to maximum
of 50 sq. ft.
aggregate
8 ft. Direct or
indirect for all
signs
ID signs for
tenants above the
ground floor in
buildings with
only interior
access above
ground floor shall
require a sign
program Under-canopy:
3 sq. ft.
Freestanding ID
sign for
individual
commercial or
office building
1 50 sq. ft. 8 ft. Direct or
indirect for all
signs
Allowed only if
building has
minimum 200 ft.
of street frontage
Building-
mounted ID
sign for
individual
2 (but no more
than 1 per each
side of
building)
1 sq. ft. per
lineal ft. of
building
frontage along
a street up to
Top of wall Direct or
indirect for all
signs
22
EXHIBIT A
Sign Type and
Placement
Maximum
Number
Maximum
Area
Maximum
Height Illumination
Additional
Requirements
commercial or
office building
maximum of 50
sq. ft. aggregate
Building-
mounted or
freestanding
directory sign
for multitenant
buildings or
complexes
1 per entrance
to building or
complex
18 sq. ft. Top of wall or 6
ft. if freestanding
Direct or
indirect
Signs are to be
designated and
oriented to direct
pedestrian traffic
Business A-
board type
signs
1 per business 10 sq. ft. per
side
n/a Indirect only Signs shall be
located no further
than 20 feet from
the main store
entrance, shall not
interfere with
pedestrian
access/ADA
compliance, and
shall only be
placed during
business hours
Gas/service
stations
1 freestanding
sign per street
frontage,
combining
business
identification
and gas prices
50 sq. ft.
aggregate
8 ft. Direct or
indirect for all
signs
Allowed only for
stations which are
not accessory to
other uses. Price
sign must show
the lowest price
per gallon of all
grades, including
taxes
1 building-
mounted ID
Top of wall
Theaters,
cinemas and
cabarets
1 freestanding
and 1 building-
mounted sign,
of which 1 sign
may be
combination ID
Aggregate
allowed: 20 sq.
ft. plus 10 sq.
ft. per
screen/stage
over 1, up to a
Top of wall or
12 ft. if
freestanding
Direct or
indirect for all
signs
Theaters, cinemas
and cabarets
23
EXHIBIT A
Sign Type and
Placement
Maximum
Number
Maximum
Area
Maximum
Height Illumination
Additional
Requirements
and attraction
board
maximum of 40
sq. ft.
1 building-
mounted
coming-
attraction poster
per screen or
stage
6 sq. ft. each Top of wall Indirect only 1 building-
mounted coming-
attraction poster
per screen or
stage
Church and
institutional
uses
1 freestanding
Same as the
underlying
district
24 sq. ft.
Same as the
underlying
district
6 ft.
Same as the
underlying
district
Direct or
indirect for all
signs
1 of the allowed
signs may include
an attraction
board
2 building-
mounted
24 sq. ft.
aggregate
Top of wall
Signs in residential districts requiring a permit See Section 9.160.040
Signs exempt from sign permit approval See Section 9.160.020
Temporary and semipermanent signs See
Sections 9.160.060 and 9.160.070
Notes:
Freestanding signs shall not be located within five feet of a street right-of-way nor within a corner cutoff area identified in
Section 9.100.030.
“ID” means identification sign.
Signs required by law shall be allowed at the minimum size specified by such law.
(Ord. 550 § 1, 2016; Ord. 506 § 1, 2013; Ord. 480 § 1, 2010; Ord. 284 § 1, 1996)
9.170.070 Application. All new telecommunication facilities shall require a conditional use permit. Modifications and/or additions Additions, such as additional antennas or equipment or size increases, to approved existing telecommunication facilities shall require a minor use permit for director approval. Modifications to approved existing telecommunication facilities shall be reviewed through a building permit. All modifications and/or additions shall be reviewed on a case-by-case basis. Upon review of an application for modification and/or additions to an existing facility, the director may schedule the proposal for a hearing with the planning commission. In all cases, unless otherwise waived by the director, an application for approval of a wireless telecommunication facility shall include, at a minimum: A. A site plan or plans drawn to scale and identifying the site boundaries; tower(s); guy wires; existing and proposed facilities; vehicular parking and access; existing vegetation to be added,
24
EXHIBIT A
retained, removed or replaced; and uses, structures and land use and zoning designations on the site and abutting parcels. B. A plan drawn to scale showing proposed landscaping, including species type, size, spacing and other features. C. Photo simulations showing the proposed wireless telecommunication facility and surrounding features. Photo simulations shall include at least three different angles of the proposed facility at different distances from the location, including before and after visualizations. D. RF maps showing all existing wireless telecommunication facilities within a ten-mile radius of the proposed facility. The RF maps shall show existing coverage without the proposed site, predicted coverage with the proposed site and existing sites, and the predicted coverage of only the proposed site. RF maps shall show the predicted coverage for indoor, in vehicle, and outside service. E. The applicant shall provide a project information and justification letter. The letter shall provide the project location, contact information, a project description and project objectives, alternative site analysis and justification for why the proposed site was chosen over existing sites. The letter shall include justification for the selected site and a benefits summary on how the proposed site will improve wireless telecommunication access in the community. F. A structural report from a California registered structural engineer. The report shall provide the following information: 1. Describe the tower and the technical, economic and other reasons for the tower design; 2. Demonstrate that the tower complies with the applicable structural standards; 3. Describe the capacity of the tower, including the number and type of antennas that it can accommodate and the basis for the calculation of capacity; 4. Show that the tower complies with the capacity requested under Section 9.170.060; and 5. Demonstrate that the proposed sources of NIER are in compliance with FCC guidelines. G. The applicant shall request the FAA, FCC, and state aeronautics division to provide a written statement that the proposed tower complies with applicable regulations administered by that agency or that the tower is exempt from those regulations. If each applicable agency does not provide a requested statement after the applicant makes a timely, good-faith effort to obtain it, the application will be accepted for processing. The applicant shall send any subsequently received agency statements to the director. H. Evidence that the tower complies with Section 9.170.060(A) and a letter of intent to lease excess space on the tower and excess land on the tower site except to the extent reduced capacity is required under Section 9.170.060. I. The applicant shall provide a draft copy of the lease agreement between the tower operator and the property owner to the planning division. Financial information may be blocked out. J. A letter of intent, committing the tower owner and his or her successor in interest to:
25
EXHIBIT A
1. Respond in a timely, comprehensive manner to any request, required under Section 9.170.060, for information from a potential shared-use applicant, the tower owner may charge a party requesting information under this section to pay a reasonable fee not in excess of the actual cost of preparing a response. 2. Negotiate in good-faith or shared use by third parties; an owner generally will negotiate in the order in which requests for information are received, except an owner generally will negotiate with a party who has received an FCC license or permit before doing so with other parties. 3. Allow shared use if an applicant agrees in writing to pay charges and to comply with conditions described in this section. (Ord. 579 § 1, 2019; Ord. 577 § 1, 2019; Ord. 550 § 1, 2016; Ord. 492 § 1, 2011)
9.200.015 Preliminary review. Conceptual Design Review
A. Any potential project applicant has the option to file a preliminary conceptual design review
(PRCDR) to ascertain anticipated conditions, requirements and costs associated with a proposal.
This allows the applicant to be informed of any potentially significant issues which may affect any
decision to pursue the project. This process offers the following advantages:
1. Provides a comprehensive overview of city applications, fees, and other requirements
necessary to obtain project approval, in writing;
2. Provides previous project background which can speed up the formal approval process
when the project is submitted;
3. The written information can be used as the basis for an estimate of project costs, in order to
determine a project’s viability.
Submittal for this process shall include completion of an application and supplemental
documentation as determined by the director.
B. Within thirty calendar days of receipt of a preliminary development plan application, a review
letter shall be issued to the applicant, incorporating all comments received during the review period.
(Ord. 550 § 1, 2016)
26
Affected Code Section(s)Existing Challenge/Inefficiency Suggested Change to Code Exhibit A Page #
9.50.020 Image corridors &
others
Developers are restricted in height and story standards within first 150 feet from an image
corridor
Allow for flexibliity in height and story
standards within first 150 ft from image
corridor
1
9.50.090 RC district
development standards RC district standards should be applied city wide and have standards that are redundant
Revise section to apply city wide and
remove/move sections that are
redundant or better fit elsewhere
3
9.60.070 Swimming Pools &
9.60.075 Ground mounted
equipment
Applicants looking to propose equipment within side yard setback require a PC approved Minor Use Permit Revise to allow Director approval via
building permit 9
9.60.090 Accessory dwelling
units Accessory dwelling unit section is inconsistent with state code Revise to be consistent with state codes 10
ATTACHMENT 1
POWERPOINTS
PLANNING
COMMISSION
MEETING
DECEMBER 8, 2020
Planning Commission Meeting December 8, 2020
1
Planning Commission Meeting
December 8, 2020
Planning Commission Meeting
December 8, 2020
SS1 – Housing Element Update
1
2
Planning Commission Meeting December 8, 2020
2
Background
•Housing Element is one of the required
elements of the General Plan
•It is the only Element that must be
updated on a State-mandated schedule
•It is intended to provide the City
direction on achieving its anticipated
housing demand for an 8-year period.
Background
•Accomplishments:
–Washington Street Apartments
•Major Rehabilitation of 72 units
•Construction of 68 new units, 24 of which are affordable
to very low-income households, 44 for low-income
households.
–Coral Mountain Apartments
•176 units, 36 for very low-income households, 138 for
low-income households, and 2 for moderate income
households.
3
4
Planning Commission Meeting December 8, 2020
3
Background
•The City’s 2014-2021 Regional Housing Needs Allocation:
2014–2021 Regional Housing Needs Assessment
Household Income Levels
Income as a Percent of
County Median RHNA Allocation
Units
Constructed
Very Low Less than 50%91 60
Low 51%–80% 61 136
Moderate 81%–120%66 47
Above‐Moderate Over 120%146 690+
Total 1 364 933+
Source: Regional Housing Needs Assessment for Southern California, September 2012, prepared by SCAG.
1 Total number of units and percentage are affected by rounding error.
Background
•The City’s 2022-2029 Regional Housing Needs Allocation:
2022‐2029 RHNA Allocation
Household Income Levels
Income as a Percent of
County Median RHNA Allocation
Very Low Less than 50%419
Low 51%–80%268
Moderate 81%–120%296
Above‐Moderate Over 120%543
Total 1,526
5
6
Planning Commission Meeting December 8, 2020
4
Background
•The City will continue to partner with affordable
housing developers to facilitate the development of
affordable housing units.
Next Steps
•Upcoming workshops:
–Housing Commission, January 6th
–Community Workshop, January 13th
•Complete document for review by theDepartment of Housing & Community
Development
•Planning Commission and City Council
hearings late summer 2021
7
8
Planning Commission Meeting December 8, 2020
5
Planning Commission Input
•Comments and suggestions welcome
at this meeting or at upcoming
workshops
Planning Commission Meeting
December 8, 2020
S2 – Sphere of Influence Review
9
10
Planning Commission Meeting December 8, 2020
6
Summary
•Report is informational only
•Commissioner requested this item; no
decision or action
Background
•Sphere of influence extends mostly
eastbound
•General Plan requires a full Master Plan
must be adopted before any
annexations
11
12
Planning Commission Meeting December 8, 2020
7
Land Use Maps
LAFCO Review
•City spheres reviewed by LAFCO
•In 2021, Riverside LAFCO will engage
in this review, including analyzing
present service capabilities, future
growth, and evaluate cities plans for
growth
13
14
Planning Commission Meeting December 8, 2020
8
VSR Gateway Project
•Vista Santa Rosa (VSR) an
unincorporated community within
County
•VSR Gateway Village is proposed at
southeast corner of Monroe and Airport
•La Quinta has no decision-making
authority on project
Background
•Project within City’s sphere of influence
•Prezoning of area is Community
Commercial and General Plan
designation is Commercial
•Prezoning doesn’t establish official
zoning, County fully regulates
15
16
Planning Commission Meeting December 8, 2020
9
Proposed Project
•Proposes commercial on north
(pharmacy, retail, gas station, and
fast food) and senior congregate care
on south
•Will also include infrastructure
improvements for adjacent school
and existing Kennedy store
Land Use Maps
Existing Riverside County General Plan Designation ‐Agriculture
Existing Riverside County Zoning Designation –Agriculture and Commercial (small parcel C‐R)
17
18
Planning Commission Meeting December 8, 2020
10
Site Plan
Elevations
19
20
Planning Commission Meeting December 8, 2020
11
Review of Project
•City staff reviewed project plans and
reports
•City Council provided letter requested
continuance
•Project scheduled for County Planning
Commission in December 16 followed
by the Board of Supervisors
County Contacts
–County Planning Department:
•(760) 863-8277
•planning@rivco.org
–County Board of Supervisors
•(760) 863-8211
•district4@rivco.org
21
22
Planning Commission Meeting December 8, 2020
12
Planning Commission Meeting
December 8, 2020
PH1 – Tentative Tract Map 2020-0005
(TTM 37930)
Pendry Residences TTM
Background
•SDP 2016-0009 for Silverrock
approved in 2017
•Approved 66-unit lifestyle branded
residential associated with Pendry
hotel
23
24
Planning Commission Meeting December 8, 2020
13
Vicinity Map
Analysis
•TTM 37960 subdivides the property
for condominium purposes
•Establishes one single 10.72 acre lot
that will include multiple buildings
and infrastructure for 66-unit
residential development
25
26
Planning Commission Meeting December 8, 2020
14
Tentative Tract Map 37930
Recommendation
•Adopt a Resolution approving Tentative
Tract Map 2020-0005 (TTM 37930) subject
to the findings and conditions of approval.
27
28
Planning Commission Meeting December 8, 2020
15
Planning Commission Meeting
December 8, 2020
PH2 – 2020 Code Update
Background/Proposal
•Periodically recommend Code stream-
lining and clean up amendments
•Joint Study Session held with Planning
Commission and Council in October
•Proposal to amend Title 9 for clarity,
flexibility, and streamlining
29
30
Planning Commission Meeting December 8, 2020
16
RC Development Standards
•Cove has specific development
standards outside of table of standards
•Staff proposing to change section
9.50.090 to city wide “Residential
Architectural Design Standards” and
remove redundant or unnecessary
standards
Image Corridors
•Code establishes 22’ height limit and
one story limit within 150 ft of an
image corridor
•Staff proposes more flexibility with
these standards
31
32
Planning Commission Meeting December 8, 2020
17
Image Corridors
•Staff proposes following changes within
150 ft of the image corridor ROW:
–Buildings may exceed one story and will be
regulated by story limitation within zone
–Buildings may exceed 22 ft with the
approval of a Minor Use Permit
–Max height allowed would be underlying
zone’s max height
33
34
Planning Commission Meeting December 8, 2020
18
Accessory Dwelling Units
•Revise ADU section to be consistent
with new State regulations,
including:
–Adding Junior ADUs
–Revising development standards
–New definitions
–Changes in parking requirements
Title 9 Changes
•Streamline ground mounted
equipment changes; now Director
approval via building permit
•Revise sign standards for churches
and institutional uses to be regulated
by underlying zone
35
36
Planning Commission Meeting December 8, 2020
19
Title 9
•Corrections to code inconsistencies
–Incorrect cross-references
–Missing notations in permitted uses
tables
•Clarified unclear language
Recommendation
•Approve a resolution recommending
City Council approve of Zoning
Ordinance Amendment 2020-0001
37
38
Planning Commission Meeting December 8, 2020
20
39
WRITTEN COMMENT
PLANNING
COMMISSION
MEETING
DECEMBER 8, 2020
1
From: Jody Shapiro <shapiro.jody@gmail.com>
Sent: Tuesday, December 8, 2020 2:28 PM
To: Siji Fernandez <sfernandez@laquintaca.gov>
Subject: Document for today's Planning Commission Study Session
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening
attachments, clicking links or responding to requests for information. **
Dear Siji,
Attached please find an "Updated Objections to Vista Santa Rosa Gateway Village Development".
Over 95% is the exact same List I presented as a PowerPoint presentation to the City Council at their November 17 Study
Session. It's been updated to include additional information we did not have last month. (The new "Notice of Public
Hearing" now has the number of units in the ALF and parking spaces.)
Thank you,
Jody
Jonathan D. (Jody) Shapiro
The Chase Foundation
Phone: 760.564.2299
Fax: 760.564.9075
Mobile: 818.292.1992
shapiro.jody@gmail.com
OBJECTIONS TO
VISTA SANTA ROSA GATEWAY VILLAGE DEVELOPMENT
CURRENT ZONING and
PROPOSED GENERAL PLAN AMENDMENT
1. Current Zoning: Agriculture (AG), Light Agriculture - 20 Acre Minimum
(A-1-20), Rural Commercial (C-R).
2. Proposed General Plan Amendment and Zoning Changes: Community
Development: Mixed Use Planning Area (CD:MUA), and Mixed Use (MU).
3. The proposed commercial properties are: a 5,800 sq ft, 24-hour Gas Station
with a Convenience Store and 16 fueling pumps, a 15,800 sq ft Pharmacy
retail building, a 2,400 sq ft Fast-Food Drive-thru restaurant, a 7,550 sq ft
multi-tenant Retail Building with Drive-thru for Coffee, an 158,800 sq ft,
128 unit Assisted Living Facility, and "remodel an existing restaurant".
4. The Vista Santa Rosa (VSR) residents who live nearby on farms have
repeatedly opposed the General Plan Amendment Zoning Changes at Vista
Santa Rosa Community Council (VSRCC) meetings. They wish to maintain
the low density rural nature of their community.
5. It is our understanding that the current VSRCC Plan designates zoning in
VSR as: Agriculture (AG), Light Agriculture - 20 Acre Minimum (A-1-20),
and Residential Agriculture (R-A). We urge the VSRCC and the County to
produce and publish that Plan so it is a matter of official record.
6. If this Gateway Village General Plan Amendment and commercial zoning
change is approved, it sets a dangerous precedent to turn the East side of
Monroe Street into a commercial zone from Avenue 50 to Avenue 64.
7. Impacted La Quinta (LQ) Residential Developments: Andalusia, Capistrano,
Carmela, Griffin Ranch, PGA West, Piazza Serena, Rancho Santana, The
Estates at La Quinta, The Madison Club, The Palms, and Trilogy.
COMMERCIAL REAL ESTATE REDUNDANCY
1. Every Commercial Retail Service proposed is already located within 5-6
miles: Citrus Plaza in Indio, Van Buren Plaza in Coachella, and the future
Pavilion Palms in La Quinta (LQ).
2. Citrus Plaza has a Full-Size Grocery Store, 2 Drug Stores, 2 Coffee Shops,
numerous Fast Food and Sit-Down eating options, additional Retail, and
soon, 24/7 Gasoline.
3. Van Buren Plaza, completed in 2010, has a Gas Station/Convenience Store,
and a Drug Store. The balance of over 85,000 sq ft of retail space has sat
empty for over 10 years. This is closer to the center of Vista Santa Rosa.
4. Pavilion Palms, across the street from Citrus Plaza, will duplicate the Full -
Size Grocery Store, Gas Station/Convenience Store, and the Retail and Sit-
Down food options. The plans also include Fast Food Drive-thru restaurants.
5. SilverRock Resort currently under construction is just over 3 miles away. It
will have Retail and Food Options.
6. Virtually all of the Grocery, Prepared Food, Coffee, and Drug Store items
proposed in this strip center can now be delivered to your doo
RESIDENT CONCERNS and OBJECTIONS
1. The VSRGV Traffic Study was conducted during the pandemic, and
"adjusted" by the County. A new Traffic Study is needed post-pandemic to
show heavier and more normal traffic flow.
2. The projected approximately 7,600 additional vehicle trips a day, and the
planned 332 parking spaces, are a tremendous addition and strain around
residential developments, farmland, an elementary school, and horse
properties. We believe the projected traffic flow is underestimated.
3. The Environmental Study was conducted prior to the pandemic. A new
study is needed to reflect 1) Reported changes in animal nesting, mating,
and living behaviors. 2) In August 2019, USC researchers issued a dire
warning about Adverse Respiratory conditions in the Coachella Valley
causing high levels of asthma, especially in children. Exhaust from at least
7,600 additional vehicles a day by the school, will exacerbate this. 3) Fumes
from the gas station and delivery trucks, may be too close to the school.
4. A 158,800 sq ft, two story, 128 unit Assisted Living Facility (ALF) does
not belong near private homes, an elementary school, and farmland.
5. A large ALF in this rural and residential area will only bring even more
traffic, congestion, disruption, and property devaluation than is currently
being estimated.
6. Viable and successful ALFs typically must be built near supporting medical
facilities; Hospitals, Medical Buildings, Senior Activity Centers, Physical
Therapy, and Medical Supply Stores. Addition of these support facilities
and services will significantly increase the problems mentioned in Point 5.
Such exacerbated negative impacts on the surrounding communities must
be considered in any current decisions regarding approval of this Gateway
Village project.
7. The 24-hour Gas Station/Convenience store parcel was improperly
being advertised as in La Quinta, 92253 when it is in Thermal.
8. Proposal to convert an existing restaurant is a reference to Kennedy's
Market. This is not a restaurant.
RESIDENT CONCERNS and OBJECTIONS, continued
9. The Developer has previously stated they do not own Kennedy's
Market and do not have a contract to purchase the store or parcel.
10. When the ALF was first proposed in 2007, there were almost no services in
the area.
11. Liquor Licenses: The Developer recently stated he would request that
several tenants obtain a liquor license. Adding liquor to the mix only
elevates our concerns. A study done by a division of the National
Institute of Health (NIH) "suggests that a greater density of either on -
premise or off-premise establishments with liquor licenses is associated
with higher levels of at least some types of violent crime" end quote.
12. Existing Vista Santa Rosa and La Quinta residents, whose farms, horse
properties, lots and homes have a combined taxable basis well over $100
million, prefer to continue to live in the rural and residential communities
they purposefully invested in under the current zoning classifications,
which did not include ANY commercial properties.
13. This zoning change is very likely to have a major negative effect on current
and future property values of many VSR farms, LQ homes, and Riverside
County property tax revenues in the many communities abutting Monroe
Street from Avenue 50 to Avenue 64.
14. La Quinta residents purchased their homes with the understanding that
the land close by in Vista Santa Rosa is designated as AG, A-1-20, and
C-R. The VSR residents who bought and improved their peaceful
farms, lots, homes, and horse properties, never envisioned being
anywhere near a major commercial zone that had the potential of
disrupting and disturbing their animals, operations, and the quiet
enjoyment of their rural setting. It seems like a breach of trust to make
such a change to the quality of life in this long- standing rural and
residential area.
15. This development is likely to materially retard future agriculture farms,
horse properties, and residential development in VSR and LQ. Housing
developers and residential buyers will not risk investing near this
commercial belt, and the appeal of living around the current quiet and
peaceful lifestyle of the surrounding VSR and LQ area will disappear.
MOVING FORWARD
1. These Objections to VSRGV and the Proposed General Plan Amendment
and Zoning Change have been combined in a "Master Communications
Package" along with the following items:
1) a Letter of Objection from the PGA West Fairways HOA Board
representing more than 900 residences and approximately 1,500
Riverside County residents which opposes this development, and
2) a List of Objections and a Petition from residents in The Palms
community located across Monroe, who oppose this development.
3) an affirmation of agreement with the La Quinta City Council's written
request for a 90-day postponement of the December 16, 2020 County
Planning Commission hearing on this matter.
This "Master Communications Package" has been emailed to Supervisor
Manny Perez and Project Manager Tim Wheeler, with requests that they
distribute it to all members of the County Board of Supervisors and County
Planning Commission. It has also been emaile d to Ms. Stephanie Virgen,
liaison from Mr. Perez's office and the VSRCC, and distributed to all
members of the Vista Santa Rosa Community Council.
2. We will soon circulate this "Master Communications Package" to every
HOA Board of the communities bordering Monroe Street from Avenue 50 to
Avenue 64. We will strongly encourage them to send individual Letters of
Objection to the Riverside County Board of Supervisors on behalf of the
residents they represent, just as the Fairways HOA Board did. And through
them, we will also strongly encourage each of their residents to send
individual Letters of Objection to the Board of Supervisors.
3. We plan to speak in opposition to this Amendment and Zoning Change at
the County Planning Commission hearing scheduled for December 16,
2020, and we will request the same opportunity to speak in opposition at
the County Board of Supervisors meeting if this item is placed on the
Agenda for their discussion. Additionally, we will encourage HOA Boards
and individual residents to also speak in opposition at any public hearings
the County may hold on this matter.
CALL TO ACTION
On behalf of highly concerned Vista Santa Rosa and La Quinta land
and homeowners, we respectfully request that Riverside County
not approve this General Plan Amendment and Zoning Change
Keep Monroe Street in Vista Santa Rosa Zoned for Agriculture, Horse
Properties, Rural Commercial, and Low Density Residential
Development
THANK YOU FOR YOUR CONSIDERATION AND SUPPORT
1
From: Kay Wolff <KayWolff@msn.com>
Sent: Tuesday, December 8, 2020 9:32 AM
To: Siji Fernandez <sfernandez@laquintaca.gov>
Subject: PLANNING COMMISSION SUBMISSION
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I would like to speak via phone connection at this afternoon’s meeting.
Kay Wolff
77-227 Calle Ensenada, La Quinta, 92253
760-564-4070
Public Comment (Not on the agenda)
Subject: Zoning
Oral AND written comments
Please include the two attachments in the handout packets.
Thank you.
Sent from Mail for Windows 10