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2006 02 14 PCT4tY' 44Quinrw Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California FEBRUARY 14, 2006 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2006-008 Beginning Minute Motion 2006-001 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call 11. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III�d�7� ItlI:1JJe�1[�7i![�]i_<<l�� I �7e1 IV. CONSENT CALENDAR A. Approval of the Minutes of the Regular Meeting of January 24, 2006. G:\WPDOCS\PC Minutes\7 AgendaMdoc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ CONTINUED - ENVIRONMENTAL ASSESSMENT 2005- 550, GENERAL PLAN AMENDMENT 2005-106, ZONE CHANGE 2005-126, SPECIFIC PLAN 83-002, AMENDMENT #5, AND TENTATIVE PARCEL MAP 32752 Applicant ......... Ray Shaffer Location .......... Between Weiskopf and Jack Nicklaus Golf Courses, immediately south of PGA Boulevard, within PGA West Request ........... Consideration of: 1) A Negative Declaration of environmental impact; 2) A General Plan Amendment and Zone Change from Golf Course to Low Density Residential; 3) A Specific Plan to allow the conversion of 2.3+ acres of existing golf course/common area to residential use; and 4) Review of a Parcel Map to subdivide 2.3+ acres into three single-family lots . Action ............. Request to continue to April 25, 2006 B. Item ................ CONTINUED - TENTATIVE TRACT MAP 34185 Applicant ......... Sienna Corporation Location .......... 425 feet west of Jefferson Street along the north bank of the CVWD Stormwater Channel, south of Fiesta Drive accessed from Hummingbird Lane Request ........... Consideration of the subdivision of 3.14 acres into ten residential lots and other miscellaneous lots. Action ............. Resolution 2006- G:\WPDOCS\PC Minutes\1 AgendaW.doc C. Item ................ VARIANCE 2005-033 Applicant ......... Mark Green Location .......... Avenida Obregon, 50 feet south of Calle Chillon Request ........... Consideration of a variance from Section 9.50.030 of the Zoning Code to allow the division of a 12,000 square foot parcel into two 6,250 square foot parcels. Action ............. Recommendation for denial D. Item ................ SITE DEVELOPMENT PERMIT 2003-795, TIME EXTENSION NO. 1 Applicant ......... La Quinta Developers, LLC Location .......... 80-600 Avenue 52 Request ........... Consideration of a one year extension of time for development plans involving three prototype single-family residential units and landscaping. Action ............. Resolution 2006- VI. BUSINESS ITEM: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of February 7, 2006. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on February 28, 2006, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, February 14, 2006, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on Friday, February 10, 2006. DATED: February 10, 2006 BEIAX SAWYER, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\1 AgendaW.doc Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, 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 Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\1 AgendaMdoc PH #A PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 14, 2006 CASE NOS.: CONTINUED - ENVIRONMENTAL ASSESSMENT 2005-550, GENERAL PLAN AMENDMENT 2005-106, ZONE CHANGE 2005-126, SPECIFIC PLAN 83-002, AMENDMENT #5, AND TENTATIVE PARCEL MAP 32752 APPLICANT: ENGINEER: LOCATION: REQUEST: 1. 2. 3. 4. BACKGROUND RAY SHAFFER ILViIOW4141►&IN091UI CI BETWEEN WEISKOPF AND JACK NICKLAUS, IMMEDIATELY SOUTH OF PGA BLVD. WITHIN PGA WEST CONSIDERATION OF: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; A GENERAL PLAN AMENDMENT AND ZONE CHANGE FROM "GOLF COURSE" TO "LOW DENSITY RESIDENTIAL"; A SPECIFIC PLAN AMENDMENT TO ALLOW CONVERSION OF 2.3+ ACRES OF EXISTING GOLF COURSE/COMMON AREA TO RESIDENTIAL USE; AND REVIEW OF PARCEL MAP TO SUBDIVIDE 2.5+ ACRES INTO THREE SINGLE-FAMILY LOTS. This request was originally reviewed at the meeting on December 27, 2005 and continued to January 10, 2006. During the first hearing the Planning Commission requested the applicant provide additional information from the two applicable PGA West Homeowners' Associations, KSL (the subject property owner) and the City Fire Marshal. At the January 10th meeting, the request was again continued to the meeting of January 24, 2006 as the applicant had not yet obtained all of the requested information. The request was again continued on January 24, to this meeting because the site area had been expanded on the west side, necessitating additional property owners be notified. The applicant has requested the item be continued to the meeting of April 25, 2006 in order to allow them time to prepare technical exhibits and to schedule and hold meetings with concerned property owners in PGA West (Attachment 1). P:\Reports - PC\2006\2-14-06\Shaffer at al\sp 83-002 amend #5 at al pc cont rpt #2.doc RECOMMENDATION Continue the application to the April 26, 2006 Planning Commission meeting. Staff will re -mail a notice to all properties within a 500 foot radius informing them of the new hearing date. Attachment: 1. Letter from Forrest Haag received January 9, 2006 Prepared by: Stan Sawa, Principal Planner P:\Reports - PC\2006\2-14-06\Shaffer at ahsp 83-002 amend #5 at al pc cont rpt #2.doc Friday, .I mumy K 2t)t)6 Mr. Stan Save Assistant Planning Director City of i..a t2lttiata California LaQuiwA, Caiifotnitt 92247 Re: P-3A WEST Specific Plan Atnendromt 5 l:equest fora continmMe Deaf M2 . Sawa: »L LE I'--. J, 0 (_, r �_ � — b LU„nJ CITY OF LA OU,NTA COMMUNITY DEVELOPMENT DEPARTMENT This left l is,pcevided in order to docxtml w W. Ray Shafws fequest for a continuance to the Planning Commission hearing scheduled for April 251b12006 relative , o the above noted item. This item is curren•Ily scheduled to be before the City's P. laming Commission on the romantic evening of Valentines Day. Mr. 5ha.'.:er's design and planning team will use this time to prepare technical exhibits and to s6iedule and hold an informal get together wi th potentially concerned friends and neigIANOrs. Thank you for your attention to this matter and feel free to call the if you need further informat.on prior to the next scheduled hearing date. K.. Baas, ASLA, Inc co: I m.r Pay swft iRtST K. MAAG ASLA, INC. LANDSCAPt ARCHITt(TURt - LAND PLANNIN 1251 M. COAST MIMAY .AOMMA UAM. CA 92451 F. oiq) 336-9oGG r, t919) 33b9oi,7 r: rORR[STOWMAILCOM M[MW ASLA STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 14, 2006 CASE NO.: CONTINUED - TENTATIVE TRACT MAP 34185 APPLICANT: SIENNA CORPORATION PROPERTY OWNER: SIENNA CORPORATION ENGINEER: NAI CONSULTING, KRIS R. SCHULZE LOCATION: 425± FEET WEST OF JEFFERSON STREET ALONG THE NORTH BANK OF THE CVWD STORMWATER CHANNEL, SOUTH OF FIESTA DRIVE ACCESSED FROM HUMMINGBIRD LANE REQUEST: CONSIDERATION OF THE SUBDIVISION OF 3.14± ACRES INTO TEN RESIDENTIAL LOTS AND OTHER MISCELLANEOUS LOTS ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 34185 IS EXEMPT FROM THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15332 (CLASS 32). THE PROPOSED DEVELOPMENT OCCURS ON LESS THAN FIVE ACRES OF PREVIOUSLY SUBDIVIDED LAND WITHIN AN URBANIZED AREA AND HAS BEEN DEEMED AN IN -FILL DEVELOPMENT PROJECT. THEREFORE, NO ENVIRONMENTAL REVIEW OF THIS REQUEST IS NEEDED. GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, UP TO 4 DWELLING UNITS PER ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) SURROUNDING ZONING/LAND USES: NORTH: RL / SINGLE FAMILY RESIDENTIAL SOUTH: FP / FLOODPLAIN EAST: RL / SINGLE FAMILY RESIDENTIAL WEST: FP / FLOODPLAIN P:\Reports-PC\2006\2-14-06\TT 34185\TT 34185 PC RPT REVISED.doc BACKGROUND: The project site primarily consists of a remainder parcel created under Home Depot's Parcel Map 28469, approved in August of 1998, and a vacant cul-de-sac lot from an established pre -incorporation subdivision. Following recording of the parcel map for Home Depot, which included a portion of the Stormwater Channel, two CVWD well sites were created on either side of the subject property. The remainder of this parcel, consisting of the bulk of the proposed tentative tract map, has remained undeveloped. With a vacant lot available for access at the end of Hummingbird Lane, the applicants have proposed developing the project site into ten residential lots. The Planning Commission continued this item during their January 10, 2006 meeting with the direction to provide a neighborhood informational meeting. PROJECT REQUEST: The applicant is proposing to subdivide the 3.14 acre site into ten single-family residential lots (Attachment 1). In addition to the single-family lots, four miscellaneous lots would be created, three for landscaping and one for the private street. The proposed density of this subdivision is 3.1 dwelling units per acre, within the maximum four dwelling units per acre range allowed under the Zoning Code and General Plan land use designation. Layout The proposed project is accessed via Hummingbird Lane, currently a public cul-de-sac street with three residential properties. As proposed, the private street serving the ten lots will not be gated, though the potential exists to install a gate in the future. As the proposed street width of 28 feet is not designed to accommodate on -street parking, the applicants have proposed five off-street parking spaces near the project entry at Lot "B". The street layout involves a "T" shape with the access coming in from Hummingbird Lane, splitting to a cul-de-sac at one end and a hammerhead turnaround at the other. Two of the proposed lots access the hammerhead turnaround. Lot Relationships and Adjacent Homes The existing Low Density Residential (RL) zoning requires a minimum lot size of 7,200 square feet. The smallest lot proposed for this project is 9,123 square feet and the largest is 10,935 square feet, averaging 9,670 square feet. All proposed lots meet the Low Density Residential zoning (RL) development standards. LQMC Section 9.60.310 would limit any new homes to single story when existing adjacent homes are single story, which is the case with this location. The applicant has provided a line of sight exhibit from existing properties (Attachment 2). Please note that the scale of this exhibit is distorted with all vertical elements being double the horizontal scale which in turn has enhanced the difference in pad elevations and structure heights. In addition, PAReports - PC\2006\2-14-06\TT 34185\T7 34185 PC RPT REVISED.doc L the planter walls identified in the exhibit have not been formally proposed for staff review. The three existing cul-de-sac lots along Hummingbird Lane are 13,503, 14,810, and 17,424 square feet in size, roughly 4,000 to 7,000 square feet larger than the proposed lots due to their triangular shape. Existing properties along Fiesta Drive are similar in size as the proposed lots, ranging from 8,712 to 10,890 square feet. In order to develop lots similar in size and dimension to the Hummingbird Lane cul-de-sac properties, the applicant would be required to remove one additional lot and adjust the corresponding lots and lot lines accordingly with the existing lot lines to the north. Grades and Walls Though the project site is generally level, there is a 10 foot incline beginning at the rear setbacks of Lots 2 and 3, with a lesser slope at the rear of Lots 4 and 5. Existing Lots 74 and 75 on Cortez Lane are situated about seven to ten feet above project grade. Lot 64 on Hummingbird Lane is situated about four to five feet above project grade. Lot 63 on Hummingbird Lane is situated roughly even with project grade. All abutting properties located on Hummingbird Lane and Cortez Lane have 6 foot high brown masonry walls, which were constructed by the applicant following the installation of the existing CVWD well sites. No new walls were constructed behind the five existing properties located on Fiesta Drive, which have existing four to five foot high walls or fences in varying conditions. The recommended conditions of approval would require the applicant to construct a wall around these properties. Landscaping and Design The applicant's conceptual landscaping plan identifies enhancements to distinguish the project from the adjacent neighborhood. At the entry, enhanced paving, Sweet Acacias, Mexican Fan Palms, and a variety of shrubs and boulders have been proposed. Along the stormwater channel, the applicants have agreed with staff's recommendation to attempt to obtain an encroachment permit from the Coachella Valley Water District in order to accommodate a 12.5 foot wide landscape strip abutting the stormwater channel and wall (Attachment 3). Neighborhood Meeting with Homeowners The neighborhood meeting for proposed Tentative Tract 34185 was held at the La Quinta Public Library on Tuesday, January 31. In attendance were approximately 10- 12 neighbors from Hummingbird Lane and Fiesta Drive, applicant Mike Rowe, project engineer Kris Schulze of NAI Consulting, and representatives from the City. Exhibits of the project site were on display and staff facilitated questions between the neighbors and project proponents. P:\Reports - PC\2006\2-14-06\TT 34185\TT 34185 PC RPT REVISED.doc �, Among the concerns posed by area residents included the size and total number of lots proposed; proposed building height; proposed off-street parking at the entrance; potential problems related to construction access and dust; potential problems with utility access in regards to existing power lines; and concerns with emergency access in regards to the total length of the street from Hummingbird Lane and Fiesta Drive. Residents proposed several suggestions to improve the project. Among the suggestions made, the strongest involved a reduction in the total number of lots and limiting the homes to single story structures. One resident felt a gate at the entrance would reduce the number of trips into the project site and would eliminate unnecessary traffic. Another resident proposed dedicating Lots 4 through 7 as a park. None of the residents in attendance supported the proposed off-street parking at the project entry. Public Notice This tentative tract map application was advertised in the Desert Sun newspaper on December 17, 2005 and again on January 28, 2006 for both the neighborhood meeting and Planning Commission continuance. All property owners within 500 feet of the site were mailed a copy of the Public Hearing notice as required by the La Quinta Municipal Code. Residents were mailed a copy of the Neighborhood Meeting notice two weeks prior. As of this writing, two letters of objection were received (Attachment 4) from neighboring property owners and three phone calls were received with verbal objections. Public Agency Review 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. ITEMS OF DISCUSSION: There has been significant opposition to this project from neighboring property owners, many of whom have lived adjacent to the vacant site prior to City incorporation. During the neighborhood meeting, many of the residents voiced objections about the proposed number of lots, the potential increase in traffic, and two-story building heights (single story homes are required under LQMC Section 9.60.310). If it is the intent of the Planning Commission to achieve continuity with the existing neighborhood, one lot could be removed among Lots 1 through 7 and the lots could be redrawn to align with the existing rear property widths. It has been the recommendation of staff that this proposal achieve continuity and compatibility with the existing neighborhood. In light of the neighborhood meeting, staff recommends that one additional lot be removed and the lot lines readjusted accordingly. The recommended conditions of approval have been revised to allow a total of nine lots. P:\Reports - PC\2006\2-14-06\TT 34185\TT 34185 PC RPT REVISED.doc r L i STATEMENT OF MANDATORY FINDINGS: Findings necessary to recommend approval of this request can be made, as conditioned, and are contained in the attached Resolution for the Tentative Tract Map. RECOMMENDATION: Adopt Planning Commission Resolution 2006- , recommending to the City Council approval of Tentative Tract Map 34185, subject to attached Findings and Conditions of Approval. Attachments: 1 . TT 34185 map exhibit 2. Line of sight exhibit 3. Preliminary landscaping and design graphics 4. Letters from neighboring property owners Prepared by: A w J. Mogensen sociate Planner r P:\Reports-PC\2006\2-14-06\TT 34185\TT 34185 PC RPT REVISED.doc k- PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF 3.14 ACRES INTO TEN RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT 34185 APPLICANT: SIENNA CORPORATION WHEREAS, The Planning Commission of the City of La Quinta, California, did on the 141h day of February, 2006, hold a duly noticed Public Hearing to consider the request of the Sienna Corporation for the subdivision of 3.14 acres into ten single-family residential lots and other miscellaneous lots, located 425± feet west of Jefferson Street along the north bank of the CVWD Stormwater Channel, south of Fiesta Drive accessed from Hummingbird Lane, more particularly described as: APN 649-020-072 and 649-063-009 WHEREAS, said Tentative Tract Map has been determined by the La Quinta Community Development Department to be exempt from the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), pursuant to Section 15332, and has thus prepared a Notice of Exemption in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The project has been determined to be a Class 32 infill project, as it is less than five acres in size and is located within existing subdivided land; 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 Planning Commission did make the following Mandatory Findings of Approval to justify a recommendation for approval of said Tentative Tract Map 34185: 1. The Tentative Tract Map and its improvement and design are consistent with the General Plan in that its street design and lots are in conformance with applicable goals, policies, and development standards, such as lot size, and will provide adequate infrastructure and public utilities. 2. The design of the subdivision and its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat, as the project is located within existing subdivided land and has been determined to be an urban infill project of less than five acres. Planning Commission Resolution 2006- Tentative Tract Map 34185 Sienna Corporation Adopted: February 14" 2006 3. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because urban infrastructure improvements are existing, or will be installed based on applicable local, State, and Federal requirements. 4. The design of the revised subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby recommend approval of Tentative Tract Map 34185 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 141" day of February, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 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. 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: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • South Coast Air Quality Management District Coachella Valley (SCAQMDCV) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI" ), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-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"). 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's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. 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. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. P:\REPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC L PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 E. 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. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. 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. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: 1�93-34i1�-190:141 y 1) Hummingbird Lane (Cul-de-sac, 50' ROW) — The applicant may be required to dedicate right of way at the private road intersection to Hummingbird Lane as required by the City Engineer. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: P:\REPORTS - PM2006\2-14-06\TT 34185\REV COA TM-34185.DOC " '� PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 A. PRIVATE STREETS 1) Property line shall be placed at the back of curb similar to the lay out shown on the tentative map and the typical street section shown in the tentative map. 2) Private Residential Streets measured at gutter flow line to flow line to be 28 feet of travel width as shown on the tentative tract map if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The applicant shall establish provisions identifying the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Public Works Department prior to recordation and concurrent with finalizing the tract map. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. C. Dead End Street 1) The dead end street shall be redesigned to accommodate U-turn vehicular movement as required by the City Engineer. Curve radii for curbs at all street intersections shall not be less than 25 feet. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. P:\REPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC 'l ` PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. Direct vehicular access to Hummingbird Lane from lots with frontage along Hummingbird Lane 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. 15. 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. 16. 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. FINAL MAPS 17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 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. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the P:\REPORTS - PCk2006X2-14-06\TT 34185\REV COA TM-34185.DOC '� PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 provisions of Section 13.24.040 (Improvement Plans), LQMC. 19. The following improvement plans shall be prepared and submitted for review and approval by the Public Works 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 (Revisions) 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1" = 40' Horizontal NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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. E. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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 Engineering Department. "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. P:\REPORTS - PC\2006\214-06\TT 34185\REV COA TM-34185.DOC _� PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 22. 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. 23. 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. 24. 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. P:IREPORTS - PC1200612-14-06\TT 34185\REV COA TM-34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 25. 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 means, 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 the third Building Permit. 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 improvements. 26. 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 adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. 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. P:IREPORTS - PM2006\2-14-06\TT 34185\REV COA TM34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 Security will not be required for telephone, natural gas, or Cable T.V. improvements. 27. 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 28. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 29. 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. 30. 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 qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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. P:IREPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 31. 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. 32. Building pad elevations on the rough 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. 33. Building pad elevations of the proposed development shall not exceed the building pad elevations of the existing adjacent lots by more than one foot. 34. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 35. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 36. 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. 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. 37. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may P:\REPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC _ ' PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the 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. 1.TA11I0r±Tdtl 38. Nuisance water shall be retained on site. In residential developments, nuisance water shall be passed through a prefilter system comparable to the MaxWell Plus Primary Settling Chamber (or equivalent) before being disposed in the proposed drywell system or equivalent system approved by the City Engineer. A geotechnical study shall confirm the applicability of drywell use for the development based on the existing soil conditions. The drywell or equivalent system shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The drywell shall be designed to contain nuisance water surges from landscape area, residential unit, and off -site street nuisance water. The drywell shall be designed to accept the abovementioned nuisance water requirements. 39. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. 40. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 41. When an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative tract map excepting therefrom those portions required to be dedicated P:IREPORTS - PC12006\2-14-061TT 34185\REV COA TM-34185.DOC i '1 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the final development CC&Rs for meeting these potential obligations. The applicant shall make available to all buyers in this tentative tract map, educational material from the Riverside County Flood Control & Water Quality District regarding stormwater discharge into the Whitewater River System. UTILITIES 42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 43. 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. 44. Existing overhead utility lines impacted by the proposed project which are on - site or adjacent to the site, and all proposed utilities, shall be installed underground. The existing 10-foot or 12-foot P.U.E. established on Tract Map No. 2180 and not affected by this tentative tract map shall remain in effect unless access requirements are required by the affected Utility Companies for this tentative tract map. The existing P.U.E. along the northerly boundary of Lot 62 of Tract Map No. 2180 shall remain unless utilities are relocated and said easement is not required. The easement along the southerly boundary of Lot 62 shall be removed from the tentative tract map. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 45. 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. A 1 P:IREPORTS-PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC - PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 STREET AND TRAFFIC IMPROVEMENTS 46. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 47. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Hummingbird Lane (Cul-de-sac, 50' ROW a) No addition street widening is required. Other required improvements in the Hummingbird Lane right or way include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. 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 sidewalks). B. PRIVATE STREETS 1) Construct 28-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is prohibited and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. 2) The applicant shall design the entrance off Hummingbird Lane with decorative pavement material and other features to distinguish the private street from the public street right of way as approved by the City Engineer and the Community Development Director. 3) The curb return for the private street shall confirm to La Quinta Standard Plan 220 to include adjustments of the proposed private street curb returns or existing driveways to conform to said P:\REPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC 1_ PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 standard plan as approved by the City Engineer. C. PRIVATE CUL DE SACS 11 Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. 48. 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: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 49. 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. 50. General access points and turning movements of traffic are limited to the following: Primary Entry (Hummingbird Lane): Full turn movements are permitted. 51. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians and bollards if required, street name signs, and sidewalks. 52. 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. CONSTRUCTION 53. The City will conduct final inspections of habitable buildings only when the PAREPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC R„ �_ PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 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 streets in residential developments 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. 54. Any new home constructed on site shall be limited to a single -story structure as per LQMC Section 9.60.310. WArrulrr 55. In order to achieve continuity with the existing neighborhood and abutting properties, one lot shall be removed from among lots 1 through 7. The tentative tract map shall thus be redrawn to have a total of nine numbered residential lots. W-MV911-TOTTIVOMOT 56. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 57. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 59. The applicant shall submit the landscape plans for approval to plan checking by the Public Works Department. When plan checking has been completed by the Public Works Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 60. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public c. P:\REPORTS - PC\2006\2-74-061TT 34185\REV COA TM-34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 streets. 61. Parking spaces identified on Lot B shall be eliminated from the tentative tract map and replaced with landscaping. 62. Brick pavers and landscaping shall be installed at the entry of the project, identified as the portion of Lot A adjacent to Lots B and C. Brick pavers shall be constructed to the specifications of the City Engineer. 63. A 6' masonry wall shall be constructed adjacent to Lot 8, 9, 10 and entry lot B. prior to the issuance of building permits on the subject lots. Said wall shall be consistent with the previously installed wall adjacent to Lots 2-7. 64. Wall construction along the CVWD Stormwater Channel shall be designed as a partial -view fence, with masonry on the lower portion and painted wrought -iron or tubular steel on the upper portion. QUALITY ASSURANCE 65. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 66. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 67. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 68. Upon completion of construction, 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," "As -Built" or "As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. PAREPORTS - PC\2006\2.14-06\TT 34185\REV COA TM-34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 MAINTENANCE 69. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 70. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. 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 effect when the applicant makes application for plan check and permits. 72. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 73. The developer shall pay school mitigation fees based on their requirements. Fees shall be paid prior to building permit issuance by the City. (If this subdivision falls within an existing assessment district or in an area that may be subject to an assessment district, add the following condition:) 74. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of such reapportionment. 75. Tentative Tract 34185 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. PMEPORTS - PC\2006\2-14-06\TT 34185\REV COA TM34185.DOC a. PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 FIRE DEPARTMENT 76. Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 78. Final Fire Department conditions will be addressed prior to final map. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshall conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863-8886. MISCELLANEOUS 79. A permit from the Community Development Department is required for any temporary or permanent tract signs. Uplighted tract identification signs are allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance. 80. The Community Development Director shall cause to be filed with the County Clerk a "Notice of Exemption" pursuant to CEQA Guideline § 15332 once reviewed and approved by the City Council. The appropriate filing fee shall be paid by the developer. 81. Should casitas be part of the home design for the production homes on the site, a master Minor Use Permit for all such casitas shall be secured in conjunction with the recordation of the Final Map. A covenant and provision in the CC&R's shall be recorded informing all property owners of the Minor Use Permit and its conditions of approval. 82. The Community Development and Public Works Directors may allow minor design changes to final map applications that include a reduction in the number of buildable lots, changes in lot sizes, relocation of common open space areas or other required public facilities (e.g., CVWD well sites, etc.) and changes in the alignment of street sections, provided the applicant submits a Substantial Compliance Application to the Public Works Department during plan check disclosing the requested changes and how the changes occurred. These changes shall be conveyed to the City Council when the map is presented for recordation consideration. P:\REPORTS - PC12006\2-14-06\TT 34185\REV COA TM-34185.DOC PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDE TENTATIVE TRACT MAP 34185 SIENNA CORPORATION FEBRUARY 14, 2006 83. All public agency letters received for this case are made part of the case file documents for plan checking purposes. r PAREPORTS - PC\2006\2-14-06\TT 34185\REV COA TM-34185.DOC �" '•a �r Ll � � } \ ] i ( /1 0 � • �(all \ | m � IEe � \ k | Ni 1 �11 t UAm (I- • o.. m 1 li 2k �g V o�� 0 en-V a ou P4 a ATTACHMENT Mi11er Letter 12-29-05 Jamie mil7er December 28, 2005 i11 23JPM Wednesday, Andy taoge"sen ect: TENTATIVE TRACT 34195 • Mr. Mogensen: a writing you after yourely will not be unatethat time, icent nwill nberout �of the on astate on rding is -t. AS loth so unfortunatable to attend the meeting. jar us Idtlike the sienna r aiinst ntoiseriouslyosal forconsidervtheofollowings and ues. n I moved into my home almost eleven years ago I was inforbothmed tthe the d behind my home would never be built on....i was told by ling and listing real estate agents otherthat neighbors were told the same. The lark or golf course. All of my n reasons i bought my home at that time was because it was on a .-DE-SAC, no one would be building behind it, and it was in a quiet area. �n myself and neighbors met with Mike Rowe of sienna three years ago he Formed us that he would be developing the lot next to me as a road going zk to Two more lots. in other words, he would be developing Two lots for :) houses behind my home. mike recently called the City of La Quinta fencectosthe wall he pute i have an uupwinhApril, we regarding his not connecting my new that uses behthatind mtime i was informedwas also told thatsienthatMr.Rowe informed�the ocity TEN has been discussing this issuewiththe homeow at i hnerstalkedetorea. He has ,t talked to me, nor anyneighbor put ten houses behind my home would mean e enormous haps teenagers-afficwithin tfriendshis a you figure two vehicles pper household, p hicles, the traffic will be constant. i will no longer be on a !hicl sac, have constant traffic, plus noise now behind my home. sienna Iso wants to put parking stalls in the lot next to me, which will be an eye )re. elievesthat consideration shouldwbe madedwhennit comiens et tresidents thatso ave lived in an area several years. hank you. incerely, amie Miller '9869 Hummingbird Lane .a Quinta, CA 92253 Page 1 Wright Letter 1-4-06 rom: Sandy wright [stephilou@msn.coml ent: Tuesday, January 03, 2006 5:17 PM o: Andy Mogensen ubject: sienna corporation mportance: High r. Mogensen, y family and i live directly accross the street from where this proposed ract is being planned and presented to the city. when we bought our home n Hummingbird Lane we were under the impression that the "cul-de-sac" we oved on to would remain a "cul-de-sac" and not an "access road" for all hese new homes. The additional traffic, noise and potential crime this roject will bring is very upsetting to me and my family, not to mention he eye sore "carport" that we will have to look at daily. I do understand he city is growing as we too are in the construction business but, we do of understand why the city would allow or even consider such a project specially since the owner of this land hasn't even spoken to any of the eighbors about his potential "Project". we look forward to voiceing our pinions at the meeting being held on January loth. hanks for listening. od & Sandy Wright Page 1 STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 14, 2006 CASE NO.: VARIANCE 2005-033 APPLICANT/ PROPERTY OWNER: MARK GREEN LOCATION: AVENIDA OBREGON, 50' SOUTH OF CALLE CHILLON, BLOCK 204, LOTS 2, 3, & 4; APN 770-204-026. REQUEST: CONSIDERATION OF A VARIANCE FROM SECTION 9.50.030 OF THE ZONING ORDINANCE TO ALLOW THE DIVISION OF SAID PROPERTY INTO TWO 6,250 SF PARCELS. ENVIRONMENTAL CONSIDERATION: THIS REQUEST HAS BEEN RECOMMENDED FOR DENIAL. THEREFORE, NO ENVIRONMENTAL REVIEW OF IS NEEDED. GENERAL PLAN DESIGNATION: MDR (MEDIUM DENSITY RESIDENTIAL, UP TO 8 DWELLING UNITS PER ACRE) ZONING: RC (COVE RESIDENTIAL) SURROUNDING ZONING/LAND USES: NORTH: RC / COVE RESIDENTIAL SOUTH: RC / COVE RESIDENTIAL EAST: RC / COVE RESIDENTIAL WEST: RC / COVE RESIDENTIAL BACKGROUND: The project site is located along the east side of Avenida Obregon, 50 feet south of Calle Chillon. The applicant received approval for Tentative Parcel Map 33991 (Attachment 1) in December 2005, consisting of a single 20,037 SF lot divided into two parcels. The applicant is requesting this variance in order to further divide Parcel 1 of the parcel map (Attachment 2). A 1960's era home currently awaiting demolition is located on four of the five original 50'x100' lots, which indicates these lots were probably merged prior to the existing home's construction. PROJECT REQUEST: The applicant is requesting a variance from the 7,200 SF minimum lot size standard required in the Zoning Code Section 9.50.030 in the Cove Residential zoning district (RC), specifically to allow the division of a 12,500 SF lot into two equal 6,250 SF lots. The applicant has submitted a letter dated December 23, 2005 (Attachment 3), in which he contends that the variance would allow the formation of two lots greater in size than many of the original 5,000 square foot lots located in the Cove. Items of Discussion The original Cove subdivision was designed in the 1930's with the majority of lots being 50'x100' in dimension or 5,000 square feet in size. The current minimum lot size standard is 7,200 square feet, which was put into effect prior to City incorporation by Riverside County. The current RC District and associated development standards was created in 1986. There are a number of non -conforming 5,000 SF Cove lots which legally exist despite being less than the minimum 7,200 square feet required under Section 9.50.030 of the Zoning Code. These substandard lots have remained unchanged since their original inception in the 1930's. The applicant has requested a variance from the 7,200 SF minimum lot size standard in order to divide the recently created 12,500 SF parcel into two equal lots. In his letter dated December 23, 2005, the applicant asks what would be the best use of a 12,500 SF lot and states that two homes on this site "would be the best use of the land (Attachment 3)." There have been multiple requests over the years by property owners to divide their properties into lots that would be less than the 7,200 SF minimum. Such requests have not been granted on the grounds that they are inconsistent with the current development regulations for the Cove Residential zoning district and would constitute the new creation of non- conforming lots. When a property owner merges non -conforming lots, they bring the property into conformance with the minimum zoning standards. Conformance is a threshold from which a reversion is not permitted. The purpose of this threshold is "intended to prevent the expansion of nonconforming uses and structures to the maximum extent feasible, to establish the criteria under which they may be continued, and to provide for the correction or removal of r- such nonconformities in an equitable and reasonable manner (Section 9.270.010, Nonconformities)" While non -conforming lots have a set of criteria which accommodate their legal continuance, this request involves a variance to create a new non -conforming condition. MANDATORY FINDINGS: As per LQMC Section 9.210.030, the following eight findings shall be made by the decision -making authority prior to the approval of a variance permit: Consistency with General Plan The General Plan identifies the area as being designated for Medium Density Residential, which allows up to eight units per acre. 6,250 SF lots would be in conformance with the densities identified in the General Plan. Consistency with Zoning Code The request to create two 6,250 SF lots is not consistent with the minimum lot size standard of 7,200 SF cited in Table 9-2, Section 9.50.030 of the La Quinta Municipal Code. Compliance with CEQA This request is categorically exempt from the California Environmental Quality Act, as it constitutes a Section 32 infill development project on less than five acres 015332►. Surrounding Uses Approval of this request will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity, as there are existing legal non -conforming 5,000 SF properties within the vicinity (Attachment 4). Special Circumstances There are no special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, which, when the zoning regulations are strictly applied, deprive the property of privileges enjoyed by other properties in the vicinity subject to the same zoning regulations. Preservation of Property Rights The purpose of this variance request does not involve the restoration of a property right lost to physical or situational circumstances. The applicant has not been deprived of a substantial property right possessed by other properties in the same vicinity and zoning district. w L Special Privileges Approval of this variance request would constitute a special privilege over other properties in the Cove Residential zoning district. There have been a number of requests over the years to divide Cove properties into lots less than 7,200 SF. These requests have not been granted on the grounds that they would not comply with the minimum lot size standard of the Zoning District and would constitute the creation of non -conforming lots. Land Use Variance The applicant's intended land use, single family residential, shall remain unchanged, and would not be in conflict with the allowed uses under the Zoning Code or the surrounding land uses. Public Notice This map application was advertised in the Desert Sun newspaper on January 28, 2006. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the La Quinta Municipal Code. As of this writing, no comments have been received. Public Agency Review 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. RECOMMENDATION: Staff is recommending denial of this request as it is not consistent with the zoning code provisions and there are no identified physical or situational circumstances surrounding this property which constitute a hardship. Attachments: 1. Existing lot lines (TPM 33991) 2. Proposed lot lines 3. Statement from the applicant 4. Surrounding lot lines Prepared by: //%�/ - ---- — And5rA J. Mogensen Associate Planner S P e a S C� Rtltl G tl i� p¢ a j�aii 4 gg pp QQ vzvve lvo vaplEmv — IN Hwa�re�mos y] ja� G dE� @g pp RRyy OF �WWM vaRAnv , a N u) yea i IT 1 Cid d r L n!ou�nnlsmo� n aan.usim�s� mua�vtannan U r.�e^ra Nv7a 1LT5 ifAl M9tMb'A I`��.T UJ' ll.Tt.0 NM - N '�RII `OIQfLT,S R1JTS�fO ITatdF7 Ni+'Id O O O O O C N093E180 tlOIN3Atl rSZ93Nn AUl3dONd _STUB Il A1M3dOiid _ 1+96 VL 3NIl ki83dONd 1 _ I I i F 1 10 '•I, ' .,N. .'iJz I t 1 I .9Z93NIlA1N3dOTld I i --- -- �6' 3L3NI A1M I I -- NOMMOO HaIN9AV ATTACHMENT #3 12/23/05 To: Andrew Mogensen, City of La Quinta Fax: (760) 777-7101 Re: VA 05-033 Dear Mr. Mogensen, From: Mark Green, owner 54066 Ave. Obregon, L.Q. Ph: (760) 771-1926 Fax: (760) 771-2031 Mail: P.O. Box 1142, L.Q. 92247 As you know, I own four contiguous lots (totaling approx. 20,000 square feet) in the upper cove. On this property sits one 1,700 square foot house with a semi-detached garage and pool. The house, built in 1959, is not in good condition, though the pool is, and is worth preserving. I am planning, therefore, to demolish the house and garage and save the pool. A survey was conducted and plans were submitted to have the property subdivided, but the pool's particular location necessitated an unequal lot split. The two new lots' dimensions are these: the smaller one, with the pool, now measures approx. 75' wide X 100' deep. The larger parcel is approx. 125' wide X 100' deep. On the smaller lot with the existing pool, I can build one custom dwelling with about 2,250 square feet of living space, including a three -car garage. The size of this house will exceed substantially the size of the existing homes in the vicinity, since the neighboring homes probably average no more than 1,500 square feet each. Further, they all appear to have been built at least 15 or 20 years ago. There are no "new" houses (built within the past year) anywhere on this block. There is one older house on a double lot. But even by cove standards, this particular stretch is very "average". The question arises: what is the best use for the oversized (12,500 square foot) lot? Considering the surrounding buildings and vast majority of lots throughout the area average only 5,000 square feet, I submit that building two, rather than just one, house on this unique, 12,500 square foot parcel, would be the best use of the land. I realize that La Quinta zoning laws presently require a minimum lot size of 7,200 square feet in the upper cove. But if we divided this unique lot in half, each parcel would still contain some 6,250 square feet of land, which is closer in size to the prescribed "minimum" lot of 7,200 square feet than it is to the 5,000 square foot lots which are the norm. Further, each 6,250 square foot could accommodate a 2,250 square foot home with a three -car garage. This size home is not only popular and affordable, but rare in the cove, as most homes there are under 1,800 square feet. Of the few new homes built on double lots, they are often closer to 2,800 square feet. "Mid -sized" houses then ( of approx. 2,250 square feet) are in short supply and would nicely accommodate the needs of many prospective residents. This proposed variance, if granted, would allow for the building of two homes that would fill a vital niche in size and price, providing housing that is larger than the typical 1,800 (or less) square feet home normally found in the cove, but smaller (and more affordable) than the larger homes commonly built on 10,00 square foot, double lots. I believe that building two "mid -sized" homes on two lots is the best use of the parcel in question. Further, because of the unique size of this 12,500 square foot lot, your granting me this variance will not set a precedent of any impact. I respectfully ask that you consider and grant this request. Sincerely, Mark P. Green, owner, 54066 Ave. Obregon, La Quint a P �� N � VZNVNNV,7 '"'ec.=.=s- VO/N3AV --- v v5 OS ^S eS a1 .f v1 si •9 ♦Hif 7/791 M It h @ b N b b l O p 33� 8 h 'd © ® O d' ® o © © x 1 0 T79�Z . IIO ' 0A YLI — I N003990 — VO/N3AV 1 h ei "W7 JO 0 N � o OOVNVA7V --- VO/N3AV �II' — fs P h O 090 ' DT.O VW a iz J O/90N V17MAV i J W n is 0 w `o o F 0 7� 1� " Q W Q J \ J U W Q` U ZV/O ego >,3h ^a on VO/N3AV r O 6 Tenn �.h ys^n�N 2 rv�u unQinnN4Y� N PH #C STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 14, 2006 CASE NO: SITE DEVELOPMENT PERMIT 2003-795 — TIME EXTENSION APPLICANT/ PROPERTY OWNER: LA QUINTA DEVELOPERS, LLC REQUEST: CONSIDERATION OF A ONE YEAR EXTENSION OF TIME FOR DEVELOPMENT PLANS INVOLVING THREE PROTOTYPE SINGLE-FAMILY RESIDENTIAL UNITS AND LANDSCAPING. LOCATION: 80-600 AVENUE 52 ARCHITECT: SOUTH COAST ARCHITECTS LANDSCAPE ARCHITECT: RAY LOPEZ LANDSCAPE ARCHITECT ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT WAS CERTIFIED BY THE CITY COUNCIL UNDER RESOLUTION 2003-67 FOR TENTATIVE TRACT MAP 30138. THERE ARE NO CHANGED CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION, WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) AND LOW DENSITY RESIDENTIAL (RL) BACKGROUND: The project site is located on the north side of Avenue 52, southeast of the All American Canal, and south of Rancho Polo Estates. The City Council approved Tract 30138 on August 5, 2003, consisting of 47 single-family residential lots ranging between ±9,000 and 15,000 square feet in size. On August 8, 2005 the Planning Commission granted a one year time extension to finalize the tract map, which is scheduled to expire on August 5, 2006. The Planning Commission approved Site Development Permit 2003-795 on February 24, 2004 (Attachment 1). The applicant was allowed two years from the date of approval to use the Site Development Permits. The expiration date is February 25, 2006. A one-year extension is allowed if the applicant applies prior to the date of expiration. The applicant applied for this extension on January 12, 2006. PROJECT PROPOSAL: The applicant is requesting approval of a one-year time extension for their Site Development Permit to continue to construct three single-family prototype residential units with architectural elevations (Attachments 2 & 3). A model home complex, sales office and parking lot were proposed on lots closest to Avenue 52. As previously approved, the single -story homes range between 16 and 19 feet in height. The application involves three different architectural styles including Spanish Colonial, Early California, and Tuscan with three floor plans: Plan 1 Plan 2 Plan 3 Square Feet 2,650 2,850 3,010 No. of Bedrooms 2 w/casita 3 w/casita 3 w/casita No. of Bathrooms 3.5 4.5 4.5 Garage Parking 2-front, plus 1 golf cart 2-front/1-side loaded 2-front, plus one golf cart Public Notice This project was advertised in the Desert Sun newspaper on January 28, 2006, and mailed to all property owners within 500-feet of the site. To date, no letters have been received concerning this item. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. New or revised conditions of approval may not be attached to extension of time requests without the express permission of the applicant. RECOMMENDATION: 1 . Adopt Planning Commission Resolution 2006-_, approving a one-year time extension (February 25, 2007) for Site Development Permit 2003-795, subject to findings. Prepa Pad b. Anditz v J. Mogensen Associate Planner L_ Attachments: 1. Minutes of the Planning Commission meeting of February 24, 2004 2. Development Plans 3. Letter from the applicant PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME FOR A SITE DEVELOPMENT PERMIT FOR THREE SINGLE- FAMILY PROTOTYPE RESIDENTIAL UNITS, EACH WITH THREE DIFFERENT ARCHITECTURAL DESIGNS WITHIN TRACT 30138, LOCATED AT 80-600 AVENUE 52. CASE NO.: SITE DEVELOPMENT PERMIT 2003-795, EXTENSION #1 APPLICANT: LA QUINTA DEVELOPERS, LLC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14`" day of February, 2006 hold a duly noticed Public Hearing to consider a request by La Quinta Developers, LLC., for approval of a one-year extension of time for architectural and landscaping plans for three new single-family prototype residential units with three different architectural designs for each prototype within Tract 30138, located at 80-600 Avenue 52, more particularly described as follows: APNs: Tract Map No. 30138 WHEREAS, said Site Development Permit time extension application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that a Mitigated Negative Declaration of environmental impact was prepared and certified by the City Council under Resolution No. 2003-67 for Tentative Tract Map 30138. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. 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 pursuant to Section 9.210.010 of the Zoning Code to approve a time extension for the Site Development Permit: 1. Consistency with the General Plan: The project, as proposed, is consistent with the goals and policies of the General Plan in that single-family homes are allowed and compatible with the established land use for the site. 2. Consistency with the Zoning Code: The proposed project, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architecture, building heights, building mass, parking, and landscaping. Planning Commission Resolution 2006- Site Development Permit 2003-795 La Quinta Developers, LLC. February 14, 2006 3. Architectural Design: The proposed project complies with the architectural design standards established by the Site Development Permit and implements the development standards and design guidelines of that permit. 4. Site Design: The proposed project complies with the development standards established by the Site Development Permit, with regard to lot layout and site design in terms of project entries, interior circulation, pedestrian access, and other site design elements such as scale, mass, and appearance. 5. Landscape Design: The proposed project is consistent with the City's Water Efficient Landscaping Ordinance and implements the standards for landscaping and aesthetics established in the Zoning Code. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit time extension; 2. That it does hereby approve a one-year time extension for Site Development Permit 2003-795, set to expire on February 25, 2007, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 141h day of February, 2006, by the following vote, to wit: AYES: NOES: ABSENT: /e11.1.111110F TOM KIRK, Chairman City of La Quinta, California Planning Commission Resolution 2006- Site Development Permit 2003-795 La Quints Developers, LLC. February 14, 2006 ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2003-795 LA QUINTA DEVELOPERS, LLC ADOPTED: FEBRUARY 24, 2004 GFNFRAI- 1. The use of this site shall be in conformance contained in Site Development Permit 2003-795 by the following conditions. with the approved exhibits unless otherwise amended 2. All public agency letters received for this case are made part of the case file documents for plan checking processes. 3. The approved Site Development Permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 (D). 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. The applicant shall post a $1000.00 deposit for each unit that is used as a sales office. After the sales office(s) is/are converted back to a residence, the Community Development Department shall inspect the site(s) for compliance before releasing the deposit back to the applicant. 6. The three residential units approved for the lots within the subdivision shall have Spanish Colonial, Early California and Tuscan architectural styles with three floor plans including the following: Plan 1 Plan 2 Plan 3 Square Feet 2,650 2,850 3,010 No. of Bedrooms 2 w/casita 3 w/casita 3 w/casita No. of Bathrooms 3.5 4.5 4.5 Garage Parking 2-front, plus 1 golf cart 2-front/1-side loaded 2-front, plus one golf cart L PLANNING COMMISSION RESOLUTION 2004-010 SITE DEVELOPMENT PERMIT 2003-795 BRIGHTON PROPERTIES CONDITIONS OF APPROVAL -FINAL ADOPTED: FEBRUARY 24, 2004 7. Any front, side, or rear walls shall be of masonry or other non -wood construction and conform to development regulations of the Zoning Code. 8. Landscaping plans for the units shall comply the City's Water Efficient Landscaping Ordinance for this project, and as approved by the Planning Commission. Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timer, type of sprinkler, etc. Prior to the issuance of any building permits the landscape plans shall also be approved by Coachella Valley Water District before final approval by the Community Development Department. 9. The applicant shall have the option of using a combination of s-type and mudded tiles on the units. ATTACHMENT b Planning Commission Minutes February 24, 2004 19. It was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 004-009, approving Site Development Permit 2003-793, as anded: a. Condition #30: be revised. b. Condition #44. C. Condition #52: d. Condition #7 . conditions regarding drainage to paragraphs will be revised. Amend to allow the Park plan to go through the norms eview process. e. Conditio #76 & 77: deleted. ROLL CALL: AY,4: Commissioner Daniels, Quill, Tyler, and Chairman Kifk. NOES: None. ABSENT: Commissioner Abels. ABSTAIN: None. Chairman Kirk r,96essed the meeting at 9:30 and reconvened at 9:35 p.m. G. Site Development Permit 2003-795; a request of Brighton Properties for consideration of architectural and landscaping plans for three new single- family prototype residential units each with three different elevations located at 80-600 Avenue 52. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the report a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler questioned staff about the chart in the staff report. Staff explained the chart. Staff noted the recommendation of the ALRC of the mudded tile roof. 3. Chairman Kirk asked if the applicant would like to address the Commission. Ms. Marie Sanchez, representing the applicant, gave a presentation on the project. She would like to use the mudded tile on the front and S-tile on the rear. She had no objections to the conditions. 4. Commissioner Tyler asked about the ALRC recommendation about replacing the aluminum edging for the landscaping. Ms. Sanchez stated they would like to keep the newer aluminum product. G:\WPDOCS\PC Minutes\2-24-04WD.doc 12� Planning Commission Minutes February 24, 2004 5. Commissioner Quill stated the S-tile could be mudded to get the look and keep the cost down. 6. There being no further questions, and no other public comment, Chairman Kirk closed the public participation portion of the hearing. 7. It was moved and seconded by Commissioners Quill/Daniels to adopt Planning Commission Resolution 2004-010, approving Site Development Permit 2003-795, as amended: a. Condition: roof may be S-tile if mudded. ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. H. Environmental Assessment 2004-501 and General Plan Amendment 2004-099; a request of the City for a request to certify a Mitigated Negative Declaration of environmental impact and a General Plan Amendment to add a Program to the Traffic and Circulation Element to allow traffic signals within 1,060 feet of intersections throughout the City. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the report a copy of which is on file in the Community Development Department. Assistant City Engineer Steve Speer made a presentation on the three Options. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked if all the options depending upon having the gate at Highland Palms an emergency only. Staff stated all of the Option 2s are dependent upon the emergency gate only. 3. Commissioner Quill asked if there was assurance from Caltrans that the lights could be synchronized with the Highway 111 signals. Staff stated they are in the process of working this out with them. GAWPDOCS\PC Minutes\2-24-04WD.doc 13 C t .. � -;--- �� ;� .T.=-� � �, i �. - j f' _ I � i� �� ni �; � _ i�. .. ,_I �e.... � - , i_a �� ;• - s'T '"; , !� � i i- -��p i„ �� } I �.. i,„�: �:�-��_1 Y==° �-�=:mw . , r J .I i�µ��' � I��.t-�. 1� � i �II � � � � +'�� ` , ��r��i �? � i Y I _ I � ��I � II � � �i`;b,+r«_'�_#�= � � I � i � I ...._�� I -_:� � � �� i1 Y it i� CTj �µ�: -� � - � �� '--t�' � � �� F' ,,, '�; - ,r-�- ��,� � � ,., �� e I,, r� � �. � . � ,. —� � ,: — ;. ;,, , , � _--�,. 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"Under fhe DeF-erl dun" i , Oor i1LF erl ff 1 uscony De erl f"log5lone Exlerior Vermeer flociendo 5f�le 5ecltonol Carole Doors pAp aO� p�4 0 D4 p�4 aO� ©O� D04 D04 aO� f-xlenor i otnl in De erl Sun Colo( Palelle Tux any Sun 5hudder•> h a t s pill 52nd AVENUE J0 Wz nY cow <Q a ATTACHMENT LA QUINTA DEVELOPERS, LLC January 11, 2006 Mr. Thomas Kirk Chairman, City of La Quinta Planning Commission 78495 Calle Tampico La Quinta, California 92253 Dear Mr. Kirk: I am requesting an extension of time for Site Development Permit 2003-795. The permit is due to expire on February 24, 2006. We are anticipating recording the map in February 2006, and being under construction by April 2006. Thank you for consideration of this request. Kevin Manning Project Manager La Quinta Developers, LLC 41800 Washington Street, No. B105-220 Bermuda Dunes, CA 92211