VAR 1996-027as the average depth.
Project Location:abrnprpa 1 rn Rnya 1 P FrPr1 Waring Assessor's Parcel
Existing Land Use: Varant
Related Cases: TT 28458
Existing Zoning:
PLANNI
OCT 16
CITY OF LA QUINTA
& DEVELOPMENT DEPARTMENT
495 CALLE TAMPICO
F% QUINTA, CA 92253
CITY OF LAQUINTA
PLANNING DEPARTMErli3 ATION FOR A VARIANCE
Applicant: EZ Okie
Case No.: ar
Date Received: )
Daytime Phone No: 619) 777-7766
Address: 74-350 Alessandro Dr. Ste A-1 Palm Desert
(Street) (City)
Property Owner: Saone
Address:
Daytime Phone No.:
CA 92260
(State) (Zip)
(Street) (City) (State) (Zip)
Description of Request:
To prnvi dP a 10'
cul de sac and knuckle lots
(
1-pn
fPPt�
rear yard set -back on
14.' n
iD
'`'
Purpose of Request: Cul de sac andknuckle lots are not as de;p iq ° )Me±i
iBy
n`
No.: 609-070-035
R-1
Legal Description of Property (May be attached):
:(PM 184/87-91)
Parcc1 2 Parcel Map 27131
Justification: State the exceptional or extraordinary circumstances including shape, size,
location and surroundings that apply to this property that do not apply to other property
owners in the same zone.
Cul de sac and knuckle lots are larger in square foot size, however, the
depth in the center (house location) varies short by 10 feet.
State why the ordinance deprives the property of privileges enjoyed by other property in the
vicinity and under identical zoning classification.m�
rectangular lots and by the "square" shape makes fitting on cul de sac lots
tight when keepint the front setback.
State why the granting of this variance does not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity or zone in which such
property is situated.
This is common to tracts where custom homes are not being designed for
each lot.
*****************************
Signature of Applicant:
Signature of Propert • r(s):
*********************************************
(Written authority may be attached)
Date:
Date:
IMPORTANT: Any false or misleading information shall be grounds for denying this permit or
variance.
VARIANCE
OFFICE
MEMO
To: Betty Sawyer, Executive Secretary
From: Greg Trousdell, Associate Planner
Subject: Fee Refund
Date: November 4, 1996
The applicant has decided to withdraw his two Variance applications for TTM 28457 and 28458.
Therefore, please process a refund for the fees paid on October 30, 1996. The related paperwork
is attached.
uvat
a,
42uwa
78-495 CALLE TAMPICO LA QUINTA, CALIFORNIA 92253 - (619) 777-7000
FAX (619) 777-7101
November 27, 1996
Mr. Roger Snellenberger
EZ OKIE
74-350 Alessandro Drive, Suite A-1
Palm Desert, California 92260
Post-It'M brand tax transmittal memo 7671
# of pages ► /
To
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From
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Co.
/
Co.
Dept.
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Phone # ,
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Fax #
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Fax #
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SUBJECT: VESTING TENTATIVE TRACT MAPS 28457 AND 28458, SITE
DEVELOPMENT PERMITS 96-593 AND 96-594, VARIANCES 96-027 AND 028,
AND PARCEL MAP 27131 (AMENDMENT 1)
Dear Mr. Snellenberger:
The Community Development Department is unable to hold public hearings on the above applications in
December because of unresolved issues. The Public Works Department is examining the grading and
drainage problems between your property and the adjoining parcels. The applications will be continued to the
following meeting dates:
1. Director's Hearing - December 19, 1996 at 3:00 P.M. (PM 27131).
2. Planning Commission Hearing - January 14, 1996 at 7:00 P.M. (VTTM 28457/28458, etc.)
Copies of the final reports will be mailed to your attention on or before December 16th and January loth,
respectively, for the above meetings. Please attend the meetings to answer any questions which may arise
concerning your requests.
We are sorry for any inconvenience this may cause but anticipate a resolution to these matters shortly. If you
have any additional questions, please contact me at (619) 777-7067.
Sincerely,
JE
Associa
• GT.
DEVELOPMENT DIRECTOR
SDELL
Tanner
c: Mike Smith, Warner Engineering ----
Jerry Herman, Community Development Director.
Steve Speer, Senior Engineer
Fred Bouma, Associate Engineer
Fire Marshal
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
LT28458D-12
Tat, •Atiiiit
P.O. Box 1504
78-495 CALLE TAMPICO
LA QUINTA, CALIFORNIA 92253
June 16, 1999
Mr. Roger Snellenberger
Bella Vista Homes
78-594'h Fred Waring Drive
La Quinta, Ca. 92253
(760) 777-7000
(TDD) (760) 777-1227
SUBJECT: Landscaping of Individual Single Family Homes (SDP 96-593)
Dear Mr. Snellenberger,
Site Development Permit 97=593, approved on March 18, 1997, requires that each
single family lot have two trees planted in the front yard for interior lots and five trees
for corner lots. One tree per lot is required to be 24" box size with a 1.75 inch caliper
trunk, with the balance of the tree(s) to be 15 gallon in size with a one inch caliper
trunk (see attached conditions).
A field inspection of the trees show that these minimum sizes and calipers is not being
maintained. This non compliance must be corrected prior to occupancy clearance of
all additional residences. Our Department will be inspecting the landscaping of your
remaining lots prior to final occupancy release.
Should you have any questions regarding this matter, please feel free to contact me at
(760) 777-7064.
Sincerely,
JERRY HERMAN
COMMUNITY DEVELOPMENT DIRECTOR
STAN B. SAWA
Principal Planner
encl.
c: Community Development Director
Planning Manager
Building and Safety Department Director
c:\Itr corr bell vista
►,1A V1
2.
RESOLUTION 97-20
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 96-593 (VTTM 28457)
EZ OKIE
MARCH 18, 1997
CONDITIONS:
1. Pedestrian gates leading into the side and back yards shall be wrought iron or tubular metal.
Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12'-0" wide
or larger (Section 9.160.030 (D2)).
The landscape/irrigation plans shall be submitted to the Community Development Department
for review. The plans will require Community Development Department, Coachella Valley
Water District, and the Riverside County Agriculture Commissioner approval before they will
be considered final. The plans shall include the following: (A) front yard landscaping shall
include lawn and a minimum of ten shrubs (i.e., 5-gallon or larger) and two trees (i.e., 2 trees
@ 15-gallon with 1" diameter trunks and one 24" box tree with a 1.75" diameter trunk) for
interior lots and five trees (4 trees @ 15-gallon minimum with one 24" box tree) for corner
lots; and (B) landscaping or fencing shall screen all ground mounted mechanical equipment
(i.e., A/C condensing units, pool equipment, etc.). All provisions of Chapter 8.13 (Water
Efficient Landscaping and Irrigation) shall be met. The developer and subsequent property
owner shall continuously maintain all landscaping in a healthy and viable condition.
3. Lawn areas for front yards shall be either Hybrid Bermuda (Summer) or Hybrid Bermuda/Rye
(Winter) depending upon the season when it is installed. All trees shall be double staked to
prevent wind damage. All shrubs and trees shall be watered with bubblers or emitters.
Landscape improvements shall be installed before final occupancy of the house.
4. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and/or
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from any property line.
5. The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be at. least the width of the garage opening and be located to permit
backing out into the abutting local public streets.
6. All requirements of Vesting Tentative Tract Map 28457, Environmental Assessment 96-330,
and the RL Zone District shall be met during building permit plan check approval.
7. Only one-story houses (22 feet or less in height) shall be constructed within 150-feet of the
right-of-way of Fred Waring Drive or adjacent to the side or rear of any existing single family
houses as required by Chapters 9.50 and 9.60 of the Zoning Code.
COND593COUNCIL-16 1
Resolution 97-20
8. A Minor Use Permit shall be required for temporary model complexes (sales offices) including
signs/flags per Section 9.60.250 of the Zoning Code.
9. Roll -up, sectional metal garage doors shall be installed for this project.
10. Front yard building setbacks shall be varied to enhance the streetscape appearance of the
development. No more than 75% of the houses; per Tract Phase, shall have 20-foot setbacks
from the front property line. The balance of the houses shall have 20' and 25' setbacks.
11. This site development permit shall run concurrently with the land division application
processed under Title 13 of the Municipal Code.
12. Permanent signing for the Tract shall be approved by the Planning Commission prior to
issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160
of the Zoning Ordinance.
13. A minimum six-foot high decorative masonry wall measuring minimum six -inches in thickness
shall be constructed around the perimeter boundaries of the project prior to any occupancy
releases as required by the acoustic study for the project. The perimeter walls facing an
arterial street shall include features such as offsets (i.e., jogs) and pilasters, and be topped off
with a masonry cap pursuant to the exhibits on file with the Community Development
Department. The design height of the wall along Fred Waring Drive shall conform with the
acoustic study prepared for the project.
14. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped gable ends
(with concrete tiles) to enhance the architectural styling of the houses. The architectural plans
shall be modified prior to building permit issuance. .
15. Plaster surrounds shall be added to all windows on the side building elevations for all houses
in the Tract.
16. Roof attic vents mounted on the gable ends of the prototype houses shall include plastered
surrounds.
2
RESOLUTION 97-20
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
SITE DEVELOPMENT PERMIT 96-593 TO ALLOW
CONSTRUCTION OF SINGLE FAMILY HOUSES FOR
VESTING TENTATIVE TRACT MAP 28457
CASE NO.: SITE DEVELOPMENT PERMIT 96-593
APPLICANT: EZ OKIE
WHEREAS, the City Council of the City of La Quinta, California, did on
the 18th day of March, 1997, hold a duly noticed Public Hearing to consider the
Planning Commission recommendation for approval of the applicants request to
develop a new subdivision with 116 houses on the north side of Fred Waring Drive;
and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, 14th day of January, 1997, and 1 1 th day of
February, 1997, hold duly noticed Public Hearings for a 33.1-acre site with 116 single
family houses, generally on the north side of Fred Waring Drive and 2,600-feet east
of Washington Street, more particularly described as:
Portion of the S'h SE'/4 of Section 18, T5S, R7E, SBBM
(APN: 609-080-013 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-330 for this project which states the project will not
have a significant impact on the environment based on conditions. The City Council
will consider the Planning Commission's recommendation for certification of the
Negative Declaration at the meeting; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings to justify approval of said Site
Development Permit 96-593:
A. The proposed houses are consistent with the City's General Plan and Zoning
Code.
RESOCC85-C
Resolution 97-20
The property is designated Low Density Residential (2-4 dwelling units per acre)
per the provisions of the 1992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District.
Detached single family houses are consistent with the goals, policies and intent
of the La Quinta General Plan Land Use Element (Chapter 2) provided conditions
are met.
The site is zoned RL (Low Density Residential District) which permits single
family development on lots that are greater than 7,200 square feet. The one
and two-story houses meet minimum City requirements and will be consistent
with the provisions of the Zoning Code (Chapters 9.30 - 9.60) at the time
building permits are acquired.
B. The new single family houses are not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub.
Mitigation fees and environmental studies (i.e., cultural resources, noise,
drainage, geotechnical, biologic, air quality, etc.) were completed for this
application. The. studies generally state that development will not adversely
affect local wildlife habitats because this is an isolated area surrounded by urban
development. This project will not cause substantial environmental damage or
injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed or will be mitigated (EA 96-330)
based on the Conditions of Approval.
C. The architectural design of the houses is consistent with other projects in the
vicinity.
Mediterranean style houses are proposed. The one and two-story houses,
which range in size from 1,595 to 2,730 square feet, are compatible with
adjacent houses because the exterior materials to be used are stucco with
concrete tile roofing (i.e.,, Plans 1-6). Desert colors and different building
facades are proposed for each prototype housing unit to create a diverse
streetscape. Garage parking will be provided for each house as required. No
house will be less than 1,595 square feet which is larger than required, and one
story houses will be built along the perimeter of the project as required by the
RL District provisions. Conditions are required to ensure the houses are built to
current Code standards when constructed.
RESOCC85-C
Resolution 97-20
D. The site design of each house shall be compatible with surrounding areas and
include prevalent site features.
The houses are plotted so that the front yard of the house is generally 20-feet
from the front property line. In order to enhance the streetscape design, the
houses shall be located 20- to 25-feet from the front property line and side -
loaded garages should be encouraged ensuring that the RL District standards
shall be met. Conditions are recommended which require varied front yards for
this proposal in addition to other requirements.
E. The site landscaping will complement the proposed buildings and create a
unifying influence for the community.
Each house will have front yard landscaping which will include trees, shrubs and
groundcover with on -site irrigation. The landscaping improvements will be
similar to adjacent detached single family developments. The parkway
landscaping will include various plant materials which shall be lush and semi -
mature when installed to enhance the perimeter wall which is required to buffer
noise from automobiles on Fred Waring Drive, a major arterial. The location of
the wall and its relationship to the street will be no Tess than approximately 18-
feet from the edge of the right-of-way to create a harmonious transition from
this project and adjoining properties (i.e., Starlight Dunes, etc.). The proposed
plant materials are acceptable for this climate zone and complement other
residential developments in the area.
WHEREAS, in the review of this Site Development Permit, the City
Council has considered, the effect of the contemplated action on housing needs of the
region for purposes of balancing those needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby approve Site Development Permit 96-593 for the reasons
set forth in this Resolution and subject to the attached conditions.
RESOCC85-C
Resolution 97-20
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on the 18th day of March, 1997, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
AT ., T:
UNDRA L. JU OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
40(-44. /j,
DAWN C. HONEYWELL, ity Attorney
City of La Quinta, California
RESOCC85-C
RESOLUTION 97-20
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 96-593 (VTTM 28457)
EZ OKIE
MARCH 18, 1997
CONDITIONS:
1. Pedestrian gates leading into the side and back yards shall be wrought iron or tubular metal.
Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12'-0" wide
or larger (Section 9.160.030 (D2)).
2. The landscapelirrigation plans shall be submitted to the Community Development Department
for review. The plans will require Community Development Department, Coachella Valley
Water District, and the Riverside County Agriculture Commissioner approval before they will
be considered final. The plans shall include the following: (A) front yard landscaping shall
include lawn and a minimum often shrubs (i.e., 5-gallon or larger) and two trees (i.e., 2 trees
@ 15-gallon with 1" diameter trunks and one 24" box tree with a 1.75" diameter trunk) for
interior lots and five trees (4 trees @ 15-gallon minimum with one 24" box tree) for corner
lots; and (B) landscaping or fencing shall screen all ground mounted mechanical equipment
(i.e., A/C condensing units, pool equipment, etc.). All provisions of Chapter 8.13 (Water
Efficient Landscaping and Irrigation) shall be met. The developer and subsequent property
owner shall continuously maintain all landscaping in a healthy and viable condition.
Lawn areas for front yards shall be either Hybrid Bermuda (Summer) or Hybrid Bermuda/Rye
(Winter) depending upon the season when it is installed. All trees shall be double staked to
prevent wind damage. All shrubs and trees shall be watered with bubblers or emitters.
Landscape improvements shall be installed before final occupancy of the house.
4. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and/or
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from any property line.
5. The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be at least the width of the garage opening and be located to permit
backing out into the abutting local public streets.
6. All requirements of Vesting Tentative Tract Map 28457, Environmental Assessment 96-330,
and the RL Zone District shall be met during building permit plan check approval.
7. Only one-story houses (22 feet or less in height) shall be constructed within 150-feet of the
right-of-way of Fred Waring Drive or adjacent to the side or rear of any existing single family
houses as required by Chapters 9.50 and 9.60 of the Zoning Code.
COND593COUNCIL-16 1
Resolution 97-20
8. A Minor Use Permit shall be required for temporary model complexes (sales offices) including
signs/flags per Section 9.60.250 of the Zoning Code.
9. Roll -up, sectional metal garage doors shall be installed for this project.
10. Front yard building setbacks shall be varied to enhance the streetscape appearance of the
development. No more than 75% of the houses, per Tract Phase, shall have 20-foot setbacks
from the front property line. The balance of the houses shall have 20' and 25' setbacks.
11. This site development permit shall run concurrently with the land division application
processed under Title 13 of the Municipal Code.
12. Permanent signing for the Tract shall be approved by the Planning Commission prior to
issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160
of the Zoning Ordinance.
13. A minimum six-foot high decorative masonry wall measuring minimum six -inches in thickness
shall be constructed around the perimeter boundaries of the project prior to any occupancy
releases as required by the acoustic study for the project. The perimeter walls facing an
arterial street shall include features such as offsets (i.e., jogs) and pilasters, and be topped off
with a masonry cap pursuant to the exhibits on file with the Community Development
Department. The design height of the wall along Fred Waring Drive shall conform with the
acoustic study prepared for the project.
14. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped gable ends
(with concrete tiles) to enhance the architectural styling of the houses. The architectural plans
shall be modified prior to building permit issuance.
15. Plaster surrounds shall be added to all windows on the side building elevations for all houses
in the Tract.
16. Roof attic vents mounted on the gable ends of the prototype houses shall include plastered
surrounds.
2