SRA 1993-007ADJUSTMENT APPLICATION
DORec'd By AA
Adjustment No. �3 %
Reviewed By
Applicant: L.Q.C. HOMES
Address: 78200 Calle Fortune, La Quinta, CA 92253Phone No. 619-325-3050 or
(City) (State) (Zip) 310-827-0171
L.Q. C. HOMES
Property Owner:
Address: 310 S. Washington St..; .Ste.R214 Phone No. 310-827-0171
(City) (State (Zip)
Marina del Rey, CA 90292
Description:
Building nine single-family 4-bedroom homes at various locations in
the La Quinta Cove - see attached sheet for locations
Purpose of Request: To build nine homes atonetime
Project Location: See attached sheet for various Tots
Assessor's Parcel No. See attached sheet
Existing Land Use: Vacant Existing Zoning: ^_
Related Cases:. None known o us
Signature of Applican •
Signature of Property Owner (s) : Ogr A77770 .47 •
(Written Authority May Be Attached)
Date: t/S/43
Date:
May 5, 1993
Date:
005i82 10 6888 05-06-93 10
i0 CASH ? TOTAL i 75,00
CITY OF LA UUINTA
PLANNING DEPARTMENT
LQC, INCORPORATED
310 Washington Blvd., Suite P214
Marina del Rey, California 90292
(310) 712-9231 FAX (310) 821-4645
May 5, 1993
TO WHOM IT MAY CONCERN:
LQC, INCORPORATED hereby gives authorization for Randy Wessman to
file variance applications for building permits on behalf of
LQC, INCORPORATED in La Quinta, California.
LQC, INCORPORATED
BY: Je
Vic 1' esident
H E CI T Y 0 t
June 9, 1993
La
1982 - 1992
Mr. Randy Wessman
LQC Homes
78-200 Calle Fortuna
La Quinta, CA 92253
SUBJECT: SR ADJUSTMENT 93-007
Dear Randy:
Ten Carat Decade
FILE COPY
On June 8, 1993, the Planning Commission approved your request to build nine
homes at one time in the La Quinta Cove pursuant to your application request of May
6, 1993.
A copy of the final Conditions of Approval is attached. Your approval will expire on
December 8, 1993 unless building permits are not acquired for the subject
properties.
If you have any questions, please contact the undersigned.
Very truly yours,
JERRY H
PL NI
VELOPMENT DEPARTMENT
TROUSDELL
ASSOCIATE PLANNER
GT : ccs
Attachment
cc: Tom Hartung; Building & Safety
Jeff Lee; Vice President of LQC Homes
LTRGT .091
City of La Quinta
Post Office Box 1504 • 78-105 Calle Estado
La Quinta, California 92253
Phone (619) 564-2246, Fax (619) 564-5617
T.
EXHIBIT A
CONDITIONS OF APPROVAL
SR ADJUSTMENT 93-007
LQC, INC.
JUNE 8, 1993
1. That the development of each lot shall conform substantially with those
exhibits contained herein.
2. That the development of each lot shall conform to all development design
controls pursuant to the SR Zone Code provisions and the City's Architectural
Design Manual.
3. That this approval shall be utilized within 6 months after final action by the
Planning Commission, otherwise it shall become null and void.
CONAPRVL.003
PH#2
PLANNING COMMISSION
STAFF REPORT
FILE COPY
DATE: JUNE 8, 1993
CASE: SR ADJUSTMENT 93-007
REQUEST: TO DEVIATE FROM THE EXISTING PROVISIONS OF THE SR
ZONING ZONE CODE (9.42.110 (4F)) WHICH DOES NOT ALLOW
MORE THAN FIVE UNSOLD HOMES TO BE UNDER
CONSTRUCTION BY A SINGLE APPLICANT AT ONE TIME. THE
APPLICANT PROPOSES NINE HOMES AT VARIOUS LOCATIONS
WITHIN THE LA QUINTA COVE.
OWNER/
APPLICANT:
LQC, INC. - A CALIFORNIA CORPORATION
(JEFF LEE, PRESIDENT)
REPRESENTATIVE: MR. RANDY WESSMAN
LOCATIONS: 1. 52-425 AVENIDA MENDOZA
2. 52-780 AVENIDA CARRANZA
3. 53-683 AVENIDA ALVARADO
4. 53-810 AVENIDA VILLA
5. 52-125 AVENIDA HERRERA
6. 52-140 AVENIDA VELASCO
7. 52-375 AVENIDA NAVARRO
8. 52-675 AVENIDA RUBIO
9. 53-725 AVENIDA MARTINEZ
EXISTING GENERAL
PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC)
ZONING DESIGNATION: SR (SPECIAL RESIDENTIAL)
BACKGROUND:
On May 6, 1993, Staff received an application to develop nine homes in the La Quinta
Cove by LQC Homes. The homes are located on various streets but no two homes will
be on the same street. An adjustment request was filed with Staff because only five
homes can be built at one time by a single applicant pursuant to the existing Special
Residential Zone Code provisions.
Property Description
The nine parcels were purchased in 1992 by LQC, Inc. Each lot is presently vacant
and all the parcels are 5,000 square feet in size.
STAFFRPT .007
1
Proposed Home Design
The Applicant proposes to build one story single family homes on each lot. The
homes will all be the same size (+1, 750 square feet and 2 car garage) and include 3
bedrooms (+ a den) and 2 bathrooms.
History Of Cove Provisions
The original reason that the City enacted the provision was to stop the proliferation
of speculative home building in the Cove in the early 1980's because there were a
large number of homes either vacant or abandoned. The City Council was worried
that with additional homes being built without purchase agreements it could increase
the existing problem. Initially, a policy was written to prohibit more than five homes
from being built at one time without a purchase agreement. The policy became an
ordinance provision in 1986. The City's Architectural Manual was also adopted in
1986.
ANALYSIS/FISCAL IMPLICATION:
Mr. Randy Wessman, the representative for the project, has stated to staff that the
primary reason for the request is to build affordable single family homes. In order
to accomplish this they are building the same home but in different parts of the La
Quinta Cove.
This SR Adjustment request was advertised to all property owners within 150 feet
of the subject property. As of the date of the writing of this report, no negative
correspondence has been received. Staff supports the Applicant's request based on
the following:
1. The proposed homes are consistent with the provisions of the SR Zone Code
which requires architectural variety and a minimum house size of 1,200 square
feet. No two homes are on the same street and the distance between the homes
is sufficient enough.
2. Two elevation styles proposed by the Applicant will further assist the city's
desire to create architectural diversity in the La Quinta Cove.
3. The project has been determined to be exempt from the provisions of the
California Environmental Quality Act .
4. Each home will not impact the abutting public street it faces because the
streets are fully improved and designed to carry the future growth of the
area.
5. The single family homes are consistent with the City's newly adopted General
Plan.
6. The City should encourage development of private property in harmony with
the desired character of the subject area or community. These homes are
consistent with this desire.
STAFFRPT . 007
2
7. The homes are not detrimental to the public health, safety and welfare of the
neighborhoods in which they are located because they exceed all the minimum
SR Standards .
REQUIRED FINDINGS:
The Municipal Code allows deviation from this requirement proved that the Planning
Commission determines that the adjustment will be "compatible with the surrounding
neighborhood".
CONCLUSION:
The mid-1980's brought about an economic change in the real estate market of La
Quinta and the greater Coachella Valley. Homes that were originally abandoned were
either demolished or remodeled to viable real estate.
The City currently has various homes in the Cove which are for sale or lease, but
the homes are not being boarded up as they were in the early 1980's . La Quinta has
a strong sellers market for real estate and the City's current five home maximum limit
is a hinderance for those builders wishing to develop in the SR Zone. The Planning
Commission should be advised that none of the other residential classifications in the
Municipal Zoning Code restrict the developer to a certain number of under
construction homes at a given time. In conclusion, Staff feels the existing Zoning
Code provisions should be rescinded as it is no longer necessary. Staff will address
this issue in 1994 when we explore rewriting the City's Zoning Code.
RECOMMENDATION:
It is recommended that the Planning Commission review the requested adjustment in
light of the above staff comments . Should you feel this request is acceptable, move
by Minute Motion, subject to the attached conditions and any other conditions the
Planning Commission feels is appropriate.
Attachments:
1. Location Map
2. Applicant's Exhibit
3. Owner's written request
4. Conditions of Approval
STAFFRPT . 007
3
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HARLAN LEE
& ASSOCIATES
May 19, 1993
Jerry Herman
Planning & Development Director
CITY OF LA QUINTA
78-105 Calle Estado
La Quinta, CA 92253
RE: SR ADJUSTMENT 93-007
Dear Jerry:
MAY Z11993
LQC, Inc., request that the City of La Quinta grant permission to
LQC, Inc. to build 9 unsold homes at the same time. The request
is justified for the following reasons:
1. The houses are on scattered lots in the Cove; no two
homes are adjacent to one another or even on the same
block.
2. There will be two different elevations on the houses.
Five (5) houses will be elevation A and four (4) will be
elevation B.
3. Each house will have its own individual character by
using different exterior paint schemes and landscaping.
4. It is necessary to build all nine (9) homes at one time
in order to build the quality homes that our company
builds at a cost effective rate to maintain affordable
sales prices.
If you have any questions or need additional information, we will
be happy to provide it.
Sincerely,
HARLAN LEE ASSOCIATES
e
JL:ww
Sit) k ashington Street. Suite P214 - \h rind del Rev, CA '402'42 :_ 1213) ,27-0171 FAX (213) 821-4h45
i
EXHIBIT A
CONDITIONS OF APPROVAL
SR ADJUSTMENT 93-007
LQC, INC.
JUNE 8, 1993
1. That the development of each lot shall conform substantially with those
exhibits contained herein.
2. That the development of each lot shall conform to all development design
controls pursuant to the SR Zone Code provisions and the City's Architectural
Design Manual.
3. That this approval shall be utilized within 6 months after final action by the
Planning Commission, otherwise it shall become null and void.
CONAPRVL. 003
HW
HARLAN LEA,
& ASSOCIATES
May 19, 1993
Jerry Herman
Planning & Development Director
CITY OF LA QUINTA
78-105 Calle Estado
La Quinta, CA 92253
RE: SR ADJUSTMENT 93-007
Dear Jerry:
MAN Z 1 1993
c ! LA i3U9lViJt ;
PLANNING ING DEPAii'fME
LQC, Inc., request that the City of La Quinta grant permission to
LQC, Inc. to build 9 unsold homes at the same time. The request
is justified for the following reasons:
1. The houses are on scattered lots in the Cove; no two
homes are adjacent to one another or even on the same
block.
2. There will be two different elevations on the houses.
Five (5) houses will be elevation A and four (4) will be
elevation B.
3. Each house will have its own individual character by
using different exterior paint schemes and landscaping.
4. It is necessary to build all nine (9) homes at one time
in order to build the quality homes that our company
builds at a cost effective rate to maintain affordable
sales prices.
If you have any questions or need additional information, we will
be happy to provide it.
Sincerely,
HARLAN LEE ASSOCIATES
ee
JL:ww
310 Washington Street, Suite P214 0 Marina del Rey, CA 90292 0 (213) 827-0171 0 FAX (213) 821-4645
H E CITY 0
■n''e■
1982 - I992"Ten Carat Decade
May 14, 1993
Mr. Randy Wessman
L.Q.C. Homes
78-200 Calle Fortuna
La Quinta CA 92253
SUBJECT: SR ADJUSTMENT 93-007
FILE COPY
Dear Randy:
Thank you for your application submittal of May 6, 1993. We
currently are reviewing your proposal.
We have tentatively scheduled your adjustment request for the
Planning commission meeting of June 8, 1993, at 7:00 P.M. in
the La Quinta City Council Chambers. However, we will need the
following materials by May 21, 1993, in order for your case to
be on this agenda.
1. Three sets of property owners radius map self-adhesive
labels as outlined in the application, and
2. A letter explaining in detail the reasons for the SR
adjustment request.
If we do not receive the above items by the date indicated your
case will be rescheduled to the next Planning Commission
meeting which is June 22, 1993.
If you have any questions, please contact the undersigned.
Very truly lours,
JE HE N
ING : DEVELOPMENT DIRECTOR
ousdell
ociate Planner
G :ccs
cc:
Jeff Lee; Vice President of L.Q.C.
City of La Quinta
Post Office Box 1504 • 78-105 Calle Estado
La Quinta, California 92253
Phone (619) 564-2246, Fax (619')1564-5617
LTRGT . 2 1 3 /CS Design & Production. Mark Palmer Design. 619-3dt-0772
Mr.
ITY OF LA QUTA.A ri
PLANNING CoMMISSIfiFJE COPY
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold
a PUBLIC HEARING on June 8, 1993, at 7:00 p.m. in the La Quinta City Hall Council
Chambers, 78-105 Calle Estado, on the following item:
ITEM: SR (SPECIAL RESIDENTIAL) ADJUSTMENT 93-007
APPLICANT: LQC, INC. A CALIFORNIA CORPORATION (MR. RANDY WESSMAN)
LOCATION: 52-415 AVENIDA MENDOZA
53-683 AVENIDA ALVARADO
52-125 AVENIDA HERRERA
52-375 AVENIDA NAVARRO
53-725 AVENIDA MARTINEZ
52-780 AVENIDA CARRANZA
53-810 AVENIDA VILLA
52-140 AVENIDA VELASCO
52-675 AVENIDA RUBIO
REQUEST : APPROVAL OF A SR ADJUSTMENT APPLICATION TO ALLOW A
DEVIATION OF SR ZONE REQUIREMENTS TO BUILD NINE HOMES AT
ONE TIME INSTEAD OF MAXIMUM FIVE WHICH IS ALLOWED BY THE LA
QUINTA MUNICIPAL ZONE CODE
LEGAL:
(APN)
773-272-019
774-174-003
773-274-017
773-322-002
773-223-017
773-282-021
774-113-019
773-225-007
774-131-023
The La Quinta Planning & Development Department has determined that the request
is categorically exempt from the requirements of the California Environmental Quality
Act. Therefore, no further documentation is deemed necessary.
Any person may submit written comments on this case to the Planning and
Development Department prior to the Hearing and/or may appear and be heard in
support of or opposition to the project at the time of the Hearing. If you challenge
the decision of this case in court, you may be limited to raising only those issues that
you or someone else raised either at the Public Hearing or in written correspondence
delivered to the Planning and Development Department at, or prior to, the Public
Hearing. The proposed file(s) may be viewed by the public Monday through Friday
8:00 a.m. until 5:00 p.m. at the Planning and Development Department, La Quinta
City Hall, 78-099 Calle Estado, La Quinta, California.
In the City's efforts to comply with the requirements of Title II of the Americans With
Disabilities Act Of 1990, the Planning & Development Department requires that any
person in need of any type of special equipment, assistance or accommodation(s) in
order to communicate at a City public meeting, must inform the Planning &
Development Department a minimum of 72 hours prior to the scheduled meeting.
Mailed May 28, 1993
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