2003 11 18 CC Staff Report - Watercolors:0)1_
r' tecerna. �C.
OF T19
COUNCIIJRDA MEETING DATE: November 18, 2003
ITEM TITLE:
Public Hearing to Consider Adoption of Resolutions for:
1) Specific Plan 2003-063, Development Standards and
Design Guidelines for Two Residential Developments; 2)
Tentative Tract Map 31310, the Subdivision of 12
Acres to Construct 36 Detached Market -Rate Single -
Family Homes and Tentative Tract Map 31311, the
Subdivision of 19 Acres to Construct 149 Detached
Affordable Senior Homes; and 3) Site Development
Permits 2003-766 and 767 for Development Plans on
Approximately 31.51 Acres Located at the Northeast
Corner of Avenue 48 and Adams Street. Applicant:
Santa Rosa Development.
RECOMMENDATION:
AGENDA CATEGORY:
BUSINESS SESSION:
CONSENT CALENDAR:
STUDY SESSION:
PUBLIC HEARING: .�
Adopt a Resolution of the City Council approving Specific Plan 2003-063, subject to
the attached findings and conditions.
Adopt a Resolution of the City Council approving Tentative Tract Map 31310, subject
to the attached findings and conditions.
Adopt a Resolution of the City Council approving Tentative Tract Map 31311, subject
to the attached findings and conditions.
Adopt a Resolution of the City Council approving Site Development Permit 2003-766,
subject to the attached findings and conditions.
Adopt a Resolution of the City Council approving Site Development Permit 2003-7671,
subject to the attached findings and conditions.
723
FISCAL IMPLICATIONS:
None.
CHARTER CITY IMPLICATIONS:
None.
BACKGROUND AND OVERVIEW:
Site Background
At approximately 31.51 acres in size, the site is situated at the northeast corner of
Avenue 48 and Adams Street within the High Density Residential Zoning District
(Attachment 1). The property is vacant and bound by the Aventine Apartments and
the Stamko commercial development to the north, vacant property to the east, Lake La
Quinta to the west and Rancho La Quinta to the south.
On January 7, 2003 the City adopted several resolutions that approved a Development
Agreement by and between the City of La Quinta and Santa Rosa Development for this
project. Resolution 2003-005 adopted a Mitigated Negative Declaration
(Environmental Assessment 2003-466) for this project. There are no changed
circumstances, conditions, or new information which would trigger the preparation of a
subsequent environmental assessment pursuant to Public Resources Code Section
21166.
Project Request
The applicants are proposing to develop two residential developments: the first, a 149-
unit detached, affordable (moderate income) single-family senior housing development
("Senior Residential Project"); the second, a 36-unit market -rate, single-family
development ("Market -Rate Project"). The Market -Rate Project will be located
immediately adjacent to the Avenue 48 and Adams Street intersection (northeast
corner); the Senior Residential Project will be located approximately 1,215 feet east of
the intersection on Avenue 48th. The following applications have been filed for
review:
1. A Specific Plan to establish development standards and design guidelines for
two residential developments on a 31.51-acre site. The Specific Plan proposes
development and design standards for the two developments.
7 42 4
02
2. Two Tentative Tract Maps are necessary to subdivide the site into the two
gated communities.
3. Two Site Development Permits are required to ensure that the developments
satisfy the development and design standards indicated in the Specific Plan.
Specific Plan
The Specific Plan (Attachment 2) provides development standards for both projects.
Below is a table illustrating the development standards for both projects and the Code
requirements. As illustrated, the Specific Plan proposes reduced setbacks, in keeping
with the clustered housing concept. (Refer to Appendix D in the Specific Plan for
additional information) . The Senior Residential Project will have three to ten feet side
yard setbacks and 12-foot front yard setbacks for the Market -Rate homes. The
Market -Rate properties will have the option to include casitas.
The Specific Plan indicates that homes will be 28 feet in height. Although the actual
heights are less than 28 feet, the applicant indicates a desire to have the flexibility to
adjust the heights of the homes. Since Avenue 48 and Adams Street are within Image
Corridors, the height of homes should be limited in accordance with General Plan and
zoning requirements to 22 feet within 150 feet of the street. In order to accommodate
the applicant's request for flexibility, as well as to maintain the City's Image Corridors,
staff recommends that language be incorporated into the Specific Plan indicating that
the homes' heights not exceed 22 feet in height within 150 feet of Avenue 48 and
Adams Street.
Development Standard
Senior Res.
Market Rate
Code Req.
Minimum project size for
19 acres
12 acres
20,000 sq.
multifamily projects
ft. _
Maximum structure height
28'� (17'-1 1 ")
128' (1188'-5 ")�3
9
4�0- ft
[Maximum number of stories
1
3
Minimum front yard setback
(non -garage portions of
6 ft
12 ft
20 ft.'
dwelling)
Minimum garage setback:
0ftft
. .... . ...
F?757ft.2
1 Projects with five or more adjacent 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. 725
2 Twenty feet if "roll -up" type garage door is used. 03
I_n -f
single-family attached
-�
Minimum interior/exterior
3/10 ft
3/10 ft
10/15 ft3
side and setbacks
Y�,
Minimum rear yard setback
6 ft1110
ft _ 1[2
ft.
Maximum lot coverage45....�__
�. 9
E59%
L. /O
_77
160% i
Minimum livable floor area
1,200 sq. ft.
2,100 sq. ft.
750 sq. ft.
excluding garage
Minimum landscape
10
setbacks adjacent to
20 ft
20 ft
minimum
at any point,
perimeter streets average
20 minimum
over entire frontage'
Minimum common open
�area5
31.3%
24%
30%
�1�Cas�ias ____ __J
N/A
HOA 7
EMUP
Site Development Permit
Architecture
The architectural style for both projects (Attachment 3) will be modern Mediterranean
with rough stucco plaster exteriors accented with shutters, plaster recesses,
decorative metal grilles and accent tiles. The garages will include sectional metal
doors. Property walls will match the color of the homes. The projects will incorporate
a mixture of flat and pitched roofs with colored tile. The Senior Residential Project will
contain gabled the roofs and the Market -Rate Project will incorporate hip tile roofs.
The Senior Residential Project consists of small lots with detached, two- and three -
bedroom homes, with two -car garages and patio yards. Three floor plans are proposed
with three elevations. The plans range in size from 1,200 to 1,400 square feet. Each
unit will contain a walled patio yard area approximately 10 to 12 feet wide. The
project will be constructed in five phases.
3 For interior side yards, five foot minimum plus one 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 five and ten feet from said side yard property line. For the RH zone the interior
setbacks, if the building is over 28 feet in height, the setback is ten feet plus one 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.
4 Per the landscaping and open space standards of Section 9.60.240. 726
5 Ibid.
The clubhouse will also include the modern Mediterranean architectural style and will
contain a recreation room, restrooms; kitchen, and offices.
The Market -Rate Project will offer four- to sixbedroom detached homes that range in
size from 2,100 to 3,450 square feet, including an optional third -car garage, bedroom,
den and or casita. Two elevations are proposed per plan. This project would be
constructed in twA phases.
Landscape
The applicants propose a desert oasis theme, emphasizing water efficient material.
Trees are proposed to be six to ten feet in height with a container size of 15 gallons.
At least 50% of the trees shall be 24-inch box trees. The common area landscaping
will be maintained by the Homeowners' Association. The perimeter wall will vary in
height from five to eight feet. The entry gates will be a block wall with a plaster
finish, pre -cast concrete caps, and pilasters with steel gates.
Tract Maps
Two separate gated, residential communities are proposed (Attachments 4 and 5),
each with clustered housing units. Some of these units will have vehicular access
along common driveways. The internal streets provide on -street guest parking. Both
projects will have access from Avenue 48.
The Market -Rate Project consists of 36 single-family clustered lots on approximately
12 acres. Lot sizes range from 9,200 to 11,900 square feet in size. Access on
Avenue 48 will be limited to left -in and right -in and right -out. Emergency access is
provided from the Senior Residential Project. Up to 126 on- and off-street parking
spaces will be provided; 90 spaces are required by Code. No common recreational
facilities are proposed.
The Senior Residential Project consists of 149 clustered lots on approximately 19
acres. Lots will range in size from 2,100 to 4,600 square feet. Full movement will be
provided from Avenue 48. Approximately 372 on- and off-street parking spaces will
be provided, which is consistent with the Code requirements. Emergency access is
provided through the Market -Rate Project. Amenities include a recreation club house
and pool facility.
Planning Commission Action
On October 28, 2003 the Planning Commission adopted Resolutions 2003-086
through 2003-090 recommending approval of the development, subject to conditions
(Attachment 6). 727
05
Public Agency Review
A copy of this request was sent to all applicable public agencies and City Departments.
All written comments received are on file with the Community Development
Department. All applicable agency comments received have been made part of the
Conditions of Approval for this case.
Public Notice
This request was advertised in the Desert Sun newspaper on October 31, 2003 for
this City Council meeting, and mailed to all affected property owners within 500 feet
of the project site.
Statement of Mandatory Findings
The findings necessary to approve the Specific Plan, Tract Maps, and Site
Development Permits have been made, as noted in the attached Resolutions.
FINDINGS AND ALTERNATIVES:
1. Adopt a Resolution of the City Council approving Specific Plan 2003-063,
subject to the attached findings and conditions.
Adopt a Resolution of the City Council approving Tentative Tract Map 31310,
subject to the attached findings and conditions.
Adopt a Resolution of the City Council approving Tentative Tract Map 31311,
subject to the attached findings and conditions.
Adopt a Resolution of the City Council approving Site Development Permit
2003-766, subject to the attached findings and conditions.
Adopt a Resolution of the City Council approving Site Development Permit
2003-767, subject to the attached findings and conditions; or
2. Do not adopt Resolutions of the City Council approving Specific Plan 2003-063,
Tentative Tract Map Nos. 31310 and 31311 and Site Development Permits
2003-766 and 767; or
3. Provide staff with alternative direction.
740.8
06
Respectfully submitted,
HeAnan
munity Development Director
Approved for submission by:
K
Mark Weiss, Acting City Manager
Attachments: 1. Site Plan
2. Specific Plan (City Council only)
3. Site Development Plan (City Council only)
4. Tract Map 31310 (City Council only)
5. Tract Map 31311 (City Council only)
6. Planning Commission Minutes of October 28, 2003
07