2004 07 27 PC4
-- - 5 �'11lfnission Agendas are now
J available on the City's Web Page
�5w @ www.la-guinta.org
OF T�
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JULY 27, 2004
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2004-052
Beginning Minute Motion 2004-013
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
C. Resolution of Recognition
II. 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. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes for the Regular Meeting of July 13, 2004.
B. Department Report
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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 La Quinta 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 - SITE DEVELOPMENT PERMIT 2004-
808, CONDITIONAL USE PERMIT 96-028
AMENDMENT #1, AND SIGN PERMIT 2004-797
Applicant.......... Home Depot U.S.A., Inc.
Location........... 79-900 Highway 1 1 1, northwest corner of
Jefferson Street and Highway 1 1 1
Request............ Consideration of architectural plans for a 1,992 sq.
ft. one story building addition and 960 sq. ft.
outdoor equipment storage area on the west side
of the store within Specific Plan 96-027, and
consideration of a new building sign on the south
facade.
Action .............. Resolution 2004- Resolution 2004- and
Minute Motion 2004-
B. Item ................ CONTINUED - ENVIRONMENTAL ASSESSMENT
2003-480 AND TENTATIVE TRACT MAP 31087
Applicant.......... Tahiti Partners V, LLC
Location........... South side of Darby Road, ± 1 /4 mile east of
Washington Street
Request............ Consideration to adopt a Mitigated Negative
Declaration of environmental impact and
consideration of a subdivision of ± 5 acres into 19
single-family lots.
Action .............. Resolution 2004- and Resolution 2004-
G:\WPDOCS\PC Minutes\PCAgendaW.doc
C. Item ................ CONTINUED - ENVIRONMENTAL ASSESSMENT
2003-495 AND TENTATIVE TRACT MAP 31852
Applicant.......... Ehline Company
Location........... Northwest corner of Avenue 52 and Madison
Street
Request............ Consideration to adopt a Mitigated Negative
Declaration of environmental impact and the
subdivision of ± 8.5 acres into 14 single-family
lots.
Action .............. Resolution 2004- and Resolution 2004-
D. Item ................ STREET NAME CHANGE 2004-018
Applicant.......... ND La Quinta Partners
Location........... Within The Hideaway project on the east side of
Jefferson Street, north of Avenue 54.
Request............ Consideration of a street name change from Via CC
to Via Montecito and Via DD to Via Mallorca.
Action .............. Resolution 2004-
E. Item ................ TENTATIVE TRACT MAP 32068
Applicant.......... Martin Investments
Location........... South side of Mandarina, west of Pomelo, within
the Citrus Country Club
Request............ Consideration of the subdivision of four acres into
12 single-family lots.
Action .............. Resolution 2004-
VI. BUSINESS ITEM: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Review of City Council meeting
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on August 10, 2004, at 7:00 p.m.
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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, July 27, 2004, was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico, the bulletin board at the La Quinta Post Office, Chamber of
Commerce, and Stater Bros. 78-630 Highway 1 1 1, on Friday, July 23, 2004.
DATED: July 23, 2004
BETTY J. SAWYER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7025, 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 777-7025. 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.
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PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 27, 2004
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2004-808, CONDITIONAL USE
PERMIT 96-028 AMENDMENT #1 AND SIGN PERMIT 2004-
797
APPLICANT: HOME DEPOT U.S.A., INC.
REQUEST: CONSIDERATION OF ARCHITECTURAL PLANS FOR A 1,992
SQ. FT. ONE STORY BUILDING ADDITION AND 960 SQ. FT.
OUTDOOR EQUIPMENT STORAGE AREA ON THE WEST SIDE
OF THE STORE WITHIN SPECIFIC PLAN 96-027, AND
CONSIDERATION OF A NEW BUILDING SIGN ON THE SOUTH
FACADE.
LOCATION: 79-900 HIGHWAY 1 1 1, NORTHWEST CORNER OF JEFFERSON
STREET AND HIGHWAY 1 1 1
PROPERTY
OWNER: CREDIT SUISSE LEASING 92A, LP
ARCHITECT: GREENBERG FARROW ARCHITECTURE INC. (DOUG COUPER,
AIA)
ENVIRON-
MENTAL
CONSIDER-
ATION: THE LA QUINTA COMMUNITY DEVELOPMENT DIRECTOR HAS
DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY
ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL
ASSESSMENT 96-325, PREPARED FOR SPECIFIC PLAN 96-027
AND CONDITIONAL USE PERMIT 96-028, AND CERTIFIED BY
THE CITY COUNCIL ON SEPTEMBER 17, 1996, BY
RESOLUTION 96-71. NO CHANGED CIRCUMSTANCES,
CONDITIONS OR NEW INFORMATION IS PROPOSED WHICH
WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT
ENVIRONMENTAL ASSESSMENT PURSUANT TO SECTION
15162.
GENERAL
PLAN/
ZONING
DESIGNATIONS: REGIONAL COMMERCIAL/CR ZONING DISTRICT
SURROUNDING
LAND USES:
NORTH: REGIONAL STORMWATER CHANNEL
SOUTH: ACROSS HIGHWAY 1 1 1, EXISTING GASOLINE SERVICE
STATION (CITY OF INDIO) AND VACANT PARCELS
EAST: ACROSS JEFFERSON STREET, EXISTING COMMERCIAL
BUSINESSES IN THE CITY OF INDIO
WEST: PHASE 2 OF SP 99-027 (PARTIALLY DEVELOPED)
LEGAL: ASSESSOR'S PARCEL NUMBER 649-020-032
BACKGROUND:
At the request of the applicant's representative, this case was continued from the
July 13, 2004 meeting (Attachment 1) to allow the applicant time to review the
attached street dedication paperwork (Attachment 2), and for staff to consider
wording changes to the proposed Conditions of Approval.
Site History
The existing Home Depot building, constructed in 1997 on a 13.44-acre parcel, is
within the partially completed Jefferson Square Shopping Center (Specific Plan 96-
027). Specific Plan 96-027 was approved by the City Council in September 1996,
allowing a shopping complex of 218,300 square feet on 20+ acres for property
located at the northwest corner of Highway 111 and Jefferson Street. Home
Depot is the major anchor tenant for the commercial center; other large tenants
planned for the Center are the 990 Only Store (23,000-sq. ft.) and Smart and Final
(21,700-sq. ft.). The Center's site plan abuts the larger buildings along the
Whitewater Storm Channel with parking and smaller pad buildings located abutting
Highway 1 1 1. Existing building within Phase 2 of the shopping center are the IHOP
and Jack -In -The -Box restaurants that were built a few years ago under SDP's 98-
623 and 2000-687.
In 1996, the City Council approved the Jefferson Plaza Sign Program during
consideration of SP 96-027. The existing Home Depot signs consist of four
building signs (approximately 578-sq. ft. total) on the south and east facades and
two freestanding monument signs per Sign Application 97-378. The Center's
Phase 2 Sign Program was approved by the Planning Commission on July 22,
1997.
On November 2, 1999, the City Council approved an Amendment to SP 96-027
that allows special events in the Home Depot parking lot for up to 10 days in length
not to exceed 40 days per year.
PROJECT PROPOSAL:
The applicant is requesting to enlarge the west side of the 105,700-square foot
commercial building by adding a 1,992 square foot addition, which will be used for
tool rentals (Attachment 3). The one story, 18'-0" high flat roof addition,
measuring 24 feet wide by 83 feet long, will have stucco walls with architectural
elements similar to the existing 32-foot high structure. Also planned to the north is
a 960-sq. ft. outdoor equipment storage area that is to be enclosed using 12-foot
high black vinyl mesh fencing. Building colors consist of shades of brown to match
the existing building.
On June 22, 2004, the Community Development Department received a letter from
Sign Methods Inc. requesting to install a non -illuminated "Tool Rental Center" sign
(approx. 33 sq. ft.) on the southwest side of the building. The orange sign letters
are 18-inches high. In order to install this new sign, the existing 144 sq. ft.
"California Home Improvement Warehouse" sign on the front of the building will be
removed, a net loss of 1 1 1 sq. ft.
Architecture and Landscape Review Committee (ALRC)
The ALRC reviewed this request at its meeting of June 2, 2004, and on a 2-0 vote,
adopted Minute Motion 2004-018, recommending approval, subject to conditions
(Attachment 4).
Public Notice
This request was advertised in the Desert Sun newspaper on July 2, 2004, and
mailed to affected property owners as required by Section 9.200.1 10 of the Zoning
Code. No written correspondence has been received. On July 13, 2004, the
Planning Commission continued the Public Hearing to July 27th at the request of the
applicant's representative (Attachment 5).
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments on June 7, 2004. All written comments received are on file with the
Community Development Department. Applicable comments received have been
included in the recommended Conditions of Approval.
CONCLUSION:
Where appropriate, changes have been made to the Public Works Department
conditions. See Condition Nos. 5-7 and 16. Regarding the Fire Department
conditions, staff spoke with Mr. Dale A. Evenson, Fire Safety Specialist, on July
20, 2004, and he stated that no one from Home Depot has called him, thus he
requested the conditions remain as drafted. Since the meeting, Condition Nos. 29
through 32 have been merged into Condition #29.
MANDATORY FINDINGS:
Findings necessary to approve the request per Zoning Code Sections 9.210.010
(Site Development Permit) and 9.210.020 (Conditional Use Permit), and Chapter
9.160 (Signs) can be made and are contained in the attached Resolutions and
Minute Motion.
RECOMMENDATION:
Adopt Planning Commission Resolution 2004-_, approving Conditional Use Permit
96-028 Amendment #1 , subject to the attached Findings and Conditions of
Approval.
Adopt Planning Commission Resolution 2004-_, approving Site Development
Permit 2004-804, subject to the attached Findings and Conditions of Approval.
Approve Minute Motion 2004-_ for Sign Permit 2004-797, subject to the attached
Findings and Conditions of Approval.
Attachments:
1. July 13, 2004 Continuance Letter
2. Jefferson Street Dedication Paperwork
3. Site Plan Exhibit
4. ALRC Minutes of June 2, 2004 (Excerpt)
5. July 13, 2004 Planning Commission Minutes (Excerpt)
6. Lame Development Plans (Planning Commission only)
Prep6red by:
',Greg Ttousdell, Associate Planner
y
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
ADDITIONAL OUTDOOR STORAGE AREA TO THE HOME
DEPOT STORE
CASE NO.: CONDITIONAL USE PERMIT 96-028, AMENDMENT #1
APPLICANT: HOME DEPOT USA, INC.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 131h and 271h days of July, 2004, hold a duly noticed Public
Hearings to consider the request of Home Depot to add 960 sq. ft. of outdoor
storage area to the west side of the building located at 79-900 Highway 1 1 1 in the
Regional Commercial Zone District within Specific Plan 96-027, more particularly
described as:
Assessor's Parcel Numbers: 649-020-032
Parcel 1 of Parcel Map 28469; Section 29 of T5S R7E SBBM
WHEREAS, the Architecture and Landscape Review Committee, did on
the 2"d day of June, 2004, at a regular meeting, recommended approval of the
architectural plans by adoption of Minute Motion 2004-018, subject to conditions;
and
WHEREAS, said CUP Amendment has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63) in that the Community Development Director has
determined this request has been previously assessed in conjunction with
Environmental Assessment 96-325, prepared for Specific Plan 96-027 and
Conditional Use Permit 96-028, for which a Mitigated Negative Declaration of
Environmental Impact was certified by the City Council on September 17, 1996, by
Resolution 96-71, and that no changed circumstances, conditions or new
information has been provided that would trigger the preparation of a subsequent
environmental assessment pursuant to Section 15162.
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 find the following facts and reasons to justify approval of
said Conditional Use Permit Amendment pursuant to Section 9.210.020 of the
Zoning Code:
1. Consistency with General Plan. The proposed expansion of the store's
outdoor storage will not impact this Regional Commercial land use area in
a
Planning Commission Resolution 2004-
Conditional Use Permit 96-028, Amendment #1, Home Depot
Adopted: July 27, 2004
that high intensity commercial uses where permitted under Specific Plan 96-
027, the developments master planning document.
2. Consistency with Zoning Code. The proposed outdoor storage area is
consistent with the development standards of the CR Zoning District, and
has been designed to comply with the development standards of Specific
Plan 96-027 with regard to setbacks and location to other planned shopping
center facilities. The new storage area is located so that it will not be visible
from Highway 1 1 1, a Major Arterial Image Corridor.
3. Architectural Design. The proposed fencing material is consistent with the
adopted design guidelines of Specific Plan 96-027 and consistent in design
to the outdoor nursery storage area approved by the City Council in 1996.
4. Site Design. As conditioned, the proposed storage area is designed to be
consistent with the circulation pattern in Specific Plan 96-027.
5. Infrastructure. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed use would not be
detrimental to public health and safety, in that the site is in a developed
urban area where services are provided.
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; and
2. That the project is in compliance with the provisions and conditions of
Specific Plan 96-027 and Environmental Assessment 96-325 (City Council
Resolution 96-71) as designed; and
3. That it does hereby approve Conditional User Permit 96-028 Amendment #1
for the reasons set forth in this Resolution, subject to the Conditions
attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on the 27`h day of July, 2004, by the
following vote, to wit:
AYES:
Planning Commission Resolution 2004-
Conditional Use Permit 96-028, Amendment #1, Home Depot
Adopted: July 27, 2004
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR ORCI, Planning Manager
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL — RECOMMENDED
CONDITIONAL USE PERMIT 96-028 AMENDMENT #1, HOME DEPOT
JULY 27, 2004
GENERAL
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 applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. All public agency letters received for this case are made part of the case file
documents for plan checking processes.
3. The property owner shall comply with all applicable conditions of Specific
Plan 97-027 and Site Development Permit 2004-808.
4. This permit shall expire on July 27, 2005, unless a one-year time extension is
applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the Zoning Code. A request for a time extension shall be filed
with the Community Development Department on, or before, June 13, 2005.
5. In the event that the permittee violates or fails to comply with any of the
Conditions of Approval of this permit, no further permits, licenses, approvals,
certificates of occupancy shall be issued until such violation has been fully
remedied.
6. The equipment storage area shall be encased by a 42-inch high split -face
block wall and vinyl coated mesh fencing above to match materials used to
construct the existing outdoor garden sales facility that was approved by the
City Council under Resolution 96-73.
R� J
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA OUINTA, CALIFORNIA, APPROVING THE
ARCHITECTURE PLANS FOR CONSTRUCTION OF AN
ADDITION TO THE HOME DEPOT STORE, SUBJECT TO
CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 2004-808
APPLICANT: HOME DEPOT USA, INC.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 13th and 27th days of July, 2004, hold a duly noticed Public
Hearings to consider the request of Home Depot to approve the architecture plans
for a 1,992 square foot building addition located at 79-900 Highway 1 1 1 in the
Regional Commercial Zone District within Specific Plan 96-027, more particularly
described as:
Assessor's Parcel Numbers: 649-020-032
Parcel 1 of Parcel Map 28469
Section 29 of T5S R7E SBBM
WHEREAS, the Architecture and Landscape Review Committee, on the
2nd of June, 2004, at a regular meeting, recommended approval of the architectural
plans by adoption of Minute Motion 2004-018, subject to conditions; and
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the Community Development
Director has determined this request has been previously assessed in conjunction
with Environmental Assessment 96-325, prepared for Specific Plan 96-027 and
Conditional Use Permit 96-028, for which a Mitigated Negative Declaration of
Environmental Impact was certified by the City Council on September 17, 1996, by
Resolution 96-71, and that no changed circumstances, conditions or new
information has been provided that would trigger the preparation of a subsequent
environmental assessment pursuant to Section 15162.
WHEREAS, on- and off -site infrastructure improvements exist to
service the planned project; and
WHEREAS, the recordation of Parcel Map 28469 in 1998 established
the development parcels for Specific Plan 96-027; 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
C ^' 9
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 2
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit pursuant to Section 9.210.010 of the Zoning Code:
1. Consistency with General Plan. The proposed building is within a Regional
Comical land use area which encourages high intensity commercial uses as
defined under the policies and goals of Specific Plan 96-027. Therefore, no
impacts to surrounding properties can be foreseen.
2. Consistency with Zoning Code. The proposed building is consistent with the
development standards of the CR Zoning District, and has been designed to
comply with the development standards of Specific Plan 96-027 with regard
to setbacks, building heights and parking arrangements.
3. Architectural Design. The proposed architectural design elements of the
commercial project are consistent with the adopted design guidelines of
Specific Plan 96-027.
4. Site Design. As conditioned, the proposed project site is designed to be
consistent with the circulation pattern in Specific Plan 96-027.
5. Landscape Design. Existing landscape improvements will be unaffected by
this development request.
6. Sign Program. As conditioned, the proposed commercial sign is consistent
with the Sign Program guidelines for Specific Plan 96-027.
7. Lighting Design. As conditioned, exterior lighting for security is consistent
with the City requirements to provide a variety of lighting types with cutoff
fixtures ensuring glare is not created.
8. Infrastructure. There are adequate provisions for water, sanitation, and public
utilities and services to ensure that the proposed use would not be
detrimental to public health and safety, in that the site is in a developed
urban area where services are provided.
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; and
v
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 3
2. That the project is in compliance with the provisions and conditions of
Specific Plan 96-027 and Environmental Assessment 96-325 (City Council
Resolution 96-71) as designed; and
3. That it does hereby approve Site Development Permit 2004-808 for the
reasons set forth in this Resolution, subject to the Conditions attached
hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on the 271h day of July, 2004, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR ORCI, Planning Manager
City of La Quinta, California
A
PLANNING COMMISSION RESOLUTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-808, HOME DEPOT
JULY 27, 2004
GENERAL
1. 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 applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the
applicant shall obtain applicable permits and/or clearances from the following
agencies, if applicable or required:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department (CDD)
• Riverside Co. Environmental Health Department (RCEHD)
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for all requirements of the permits or clearances
from the above listed agencies and departments. If the requirements include
approval of improvement plans, applicant shall furnish proof of said
approvals prior to obtaining City approval of the plans.
PROPERTY RIGHTS
3. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for construction or proper
functioning of the proposed development particularly Parcel 4 of Tract No.
28573, 99-Cent Store. 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.
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 2
4. If the applicant proposes vacation or abandonment of any existing rights of
way or access easements which will diminish access rights to any properties
owned by others, the applicant shall provide approved alternate rights of
way or access easements to those properties or notarized letters of consent
from the property owner.
5. The applicant shall offer for dedication on the c:Rai 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.
6. Additional CVWD easement at the existing driveway at the Vista Grande
intersection to provide access to the Whitewater Storm Channel and Channel
Easement to the north of the above -mentioned intersection as exhibited in
the Jefferson Street Widening Phase II - Jefferson Street Right -Of -Way
Dedication.
7. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Jefferson Street (Major Arterial, 120' ROW) - A portion along
the easterly boundary of Parcel 1 of Parcel Map No. 28469 to
provide for the standard 60 feet from the centerline of Jefferson
Street for a total 120-foot ultimate developed right of way and
an additional right of way dedication at the existing driveway at
the Vista Grande intersection measured eighty six feet west of
the centerline of Jefferson Street for traffic signal equipment
maintenance purposes as exhibited in the Jefferson Street
Widening Phase II - Jefferson Street Right -Of -Way Dedication.
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.
8. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of Section 13.24.040 (Improvement Plans), LQMC.
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 3
9. The following improvement plans shall be prepared and submitted for review
and approval by the City. 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. Site Development Plans: 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2001 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department. A copy of the reviewed assessment shall be
submitted to the Engineering Department in conjunction with the Site
Development Plan when it is submitted for plan checking.
The "Site Development" plan is required to be submitted for approval by the
Building Official and the City Engineer.
"Site Development" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs
& gutters, building floor elevations, parking lot improvements and ADA
requirements.
10. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction on the Public Works Online Engineering Library
at http://www.la-quinta.org/publicworks/tractl /z online library/0
intropage.htm.
11. 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.
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 4
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.
GRADING
12. Prior to occupation of the project site for construction purposes, the
applicant shall submit and receive approval of a Fugitive Dust Control Plan
prepared in accordance with Chapter 6.16, LQMC. The applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
13. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For
each pad, the certification shall list the approved elevation, the actual
elevation, the difference between the two, if any, and pad compaction. The
data shall be organized by lot number and listed cumulatively if submitted at
different times.
DRAINAGE
14. "Stormwater handling shall conform with the approved hydrology and
drainage plan for CUP 96-028. Nuisance water shall be disposed of (in an
approved method)."
15. If the applicant proposes discharge of stormwater directly or indirectly to 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 issuance of any grading,
construction or building permit and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest intake land within this
Site Development Permit excepting therefrom those portions required to be
dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this
'`i .. _ \)"
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 5
development, the applicant shall make provisions in the CC&Rs for meeting
these potential obligations.
16.
QUALITY ASSURANCE
17. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
18. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
19. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required
by the City as evidence that construction materials and methods comply
with plans, specifications and applicable regulations.
20. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by
the City. Each sheet shall be clearly marked "Record Drawings," "As -Built"
or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall
revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
MAINTENANCE
21. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and
sidewalks. The applicant shall maintain required public improvements until
expressly released from this responsibility by the appropriate public agency.
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 6
FEES AND DEPOSITS
22. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
23. 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).
FIRE DEPARTMENT
24. Tenant improvement plans shall be submitted to the Fire Department for plan
review to run concurrent with the City plan check.
25. Fire sprinkler changes/additions will need to be submitted to the Fire
Department for plan review.
26. The existing fire sprinkler system will need a current certification sticker on
the riser and/or fire department connection (FDC), dated within the last five
years.
27. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
28. Install portable fire extinguishers as required by the California Fire Code.
29. A site inspection prior to occupancy will be required by the Fire department
to verify the following:
A. That approved super fire hydrants, are spaced every 330 feet and
located not less than 25 feet nor more than 165 feet from any portion
of the buildings as measured along outside travel ways.
B. Blue dot reflectors are placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
C. That a KNOX key box is installed on the building. Please contact the
Fire Department for an application, if needed.
Planning Commission Resolution 2004-_
Site Development Permit 2004-808, Home Depot
Adopted: July 27, 2004
Page 7
30. Any submissions to the Fire Department are the responsibility of the
applicant. All questions regarding the meaning of the Fire Department
conditions should be referred to the Fire Department Planning & Engineering
staff (c/o Dale Evenson, Fire Safety Specialist) at (760) 863-8886.
MISCELLANEOUS
31. All public agency letters received for this case are made part of the case file
documents for plan checking processes.
32. The stucco columns on the west facade shall project out from the building
surface a minimum width of three inches.
33. Minor amendments to the architectural plans may be approved by the
Community Development Director. For review consideration, the applicant
shall submit a letter outlining plan changes along with drawings to the
Community Development Department before working drawings are prepared.
A decision will be made by the Director within ten working days after
submittal of the review request. Major changes to the overall design of the
development shall require Planning Commission review as a public hearing.
34. This permit shall expire on July 27, 2005, unless a one-year time extension
is applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the Zoning Code. A request for a time extension shall be filed
with the Community Development Department on, or before, June 13, 2005.
35. In the event that the permittee violates or fails to comply with any of the
Conditions of Approval of this permit, no further permits, licenses, approvals,
certificates of occupancy shall be issued until such violation has been fully
remedied.
F, -4- 8
PLANNING COMMISSION MINUTE MOTION 2004-
CONDITIONS OF APPROVAL - RECOMMENDED
SIGN APPLICATION 2004-797, HOME DEPOT
JULY 27, 2004
FINDINGS
1. Sign Consistency - The proposed 33 square foot sign meets the design
specifications of Specific Plan 96-027 and Section 9.160.090(D) of the
Zoning Code because the maximum amount of sign area for the building will
be limited by removal of the 144 square feet California Home Improvement
Warehouse sign. The proposed sign graphics are well presented using a
contrasting color to the facade.
2. Visual Harmony -- The proposed channel letter building sign is consistent in
design with surrounding businesses and is not overly large for the location it
serves, provided the conditions are met.
3. CEQA Compliance - Pursuant to Section 15311 (Class 11 a) of the California
Environmental Quality Act (CEQA), on -premise signs are exempt from
environmental analysis as they supplement permanent building structures
that were assessed under Environmental Assessment 96-325 (City Council
Resolution 96-71) for Specific Plan 96-027.
GENERAL
1. The applicant/property owner 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 application and any other challenge pertaining to this project.
This indemnification shall include any award toward attorney's fees.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. The proposed non -illuminated sign shall not exceed 33 square feet using 18-
inch high letters. This new sign shall replace the existing 144 sq. ft.
"California Home Improvement Warehouse" sign on the south building
facade.
The Community Development Director may approve material changes that
are architecturally compatible with the shopping center's sign program,
subject to approval by the property owner.
3. A building permit is required to install the permanent building sign.
V _.
ATTACHMENTS
W2004 15:29 FAX
Z001
GREENBERG FARROW
15101 Red Hill Avenue. Suite 200, Tustin, California 92780
tel 714,259.05o0 I fax 714.259-5480
ww6V.greenbergt2rr0w.00M
ATI AWA. Geotyla
NEW YORK. New YOrk
DULAS, Tetras
CHICAGO. IIII11019
SOMER5ET. New Jersey
BOSTON, Massachusetts
Dear Mr. Trousdell,
July 13, 2004
ATTACHMENT 1
Greg Trousdell
LA QUINTA - PLANNIN,G DEPT
78-495 Cal le Tampico
La Quinia', California 92253
Fax: (760) 777-1233
Project: The Home Depot - La Quinta, CA
Project Number. • 20030278.5
RE: Site Development Permit 2004-808,
CUP 96-028 Amendment #1,
and Sign Permit Application 2004-797
Comments to Recommended Conditions of
Approval
Pursuant to our telephone conversation we request that the Planning Commission Hearing be delayed
as we received the
to July 27, n M We
are requesting,2004. this delay
have not had ample timeRtoceview, fully understand and
Conditions of
Approval on Monday y
accept the conditions prior to the hearing on July 13, 2004.
The following are our comments to the Recommended Conditions of Approval. Each item number
corresponds to the item numbers of the Recommended Conditions of Approval.
5. Clarify this item. A Map is not being processed. Is the City requiring a new Final Map be
processed?
6. Provide further documentation describing the requirements for this easement. There is not
enough information provided to assess the impacts to Home Depot's operations and
associated costs.
7. Provide further documentation describing the requirements for this dedication. There is not
enough information provided to assess the impacts to Home Depot's operations and
associated costs.
9. Strikeout the last sentence of the first paragraph. This is covered by item #2. As written the
conditions implies that there will be additional unidentified costs impacts to the project.
12. Clarify applicability to this project. The Home Depot property is fully developed.
Ot Lrttrr 03 -4.ftU C`., dmin\2007\',rn03027e\20030278 LPWI 1c Grr:S TrcuWell 7- '_2004P..Boc
13/2004 15:29 FAX
4 002
13. Clarify applicability to this project. The location of the proposed'Tool Rental Center was part
of the pad certification for the original building.
15. Clarify applicability to this project. No changes to the Coachella Valley Stormwater Channel
are proposed.
16. Clarify applicability to this project. No well sites are located on this site. ,
23. Clarify the fees associated the Infrastructure Fee Program and Development impact Fee
program. The Home Depot property is fully developed.
30. Clarify the meaning of "super fire hydrant" and applicability to this project. The Home Depot
property is fully developed.
32. Clarify applicability to this project. A KNOX key box is already installed on The Horne Depot
building.
if you have any questions regarding the above comments please contact me immediately at 714-259-
0500 or on my cell phone at 714-292-0526.
Sincerely,
ARCHITECTURE INC.
,1A, NCARB
cc- Earl Meyers, Horne Depot USA, Inc. (714)94C,-3682 fax
Erika Strawn, tiorne D epot USA., Inc. (714)940-3579 fax
Sandy Jacobson, Allen Matkins (949)553-8354 fax
file
w
I
Subject Property APN 64U20-032 Easement Map
1 ATTACHMENT Z
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ATTACHMENT 4
MINUTES
ARCHITECTURE'& LANDSCAPING REVIEW COMMITTEE MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
June 2, 2004 10:00 a.m.
I. CALL TO ORDER
A. This meeting o - rchitectural and Landscaping Revie mittee
was called er at 10:05 a.m. by Planning Manag ctor Oscar
Ord who e flag salute.
B. Co ee Members present: Bill Bobbitt avid Thoms. It was
d and seconded by Committee bers Bobbitt/Thoms to
cuse Committee Member Cunninq_4
Staff present: Planning M Oscar Orci, Associate Planners
Wallace Nesbit and Greg T ell.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF AGENDA: Confirmed.
IV. CONSENT CA AR:
A. StjIMMked if there were any changes to the Min f May 5, 2004.
T e being no changes, it was moved and nded by Committee
Members Thoms/Bobbitt to approve inutes as submitted.
Unanimously approved with Co ee Member Cunningham
abstained.
V. BUSINESS ITEMS:
A. Site Development Permit 2004-808; a request of the Home Depot
U.S.A., Inc. for consideration of architectural plans for an addition to
the existing Home Depot Store within Specific Plan 96-027 located at
IV 79-900 Highway 1 1 1 .
1. Associate Planner Greg Trousdell presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Doug
Cooper, Greenberg Farrell Architecture, who gave a
presentation of the project.
G:\WPDOCS\ALRC\6-2-04 WD.doc
Architecture and Landscaping Review Committee
June 2, 2004
2. Committee Member Bobbitt asked for an explanation of the
synthetic stucco material. Mr. Cooper stated it was to match
the existing material. Committee Member Bobbitt stated he has
no issues with the request. He asked why staff was requesting
the popout columns. Staff stated to add some articulation to
the building.
3. There being no further questions of the applicant, it was moved
and seconded by Committee Members Thoms/Bobbitt to adopt
Minute Motion 2004-018 recommending approval of Site
Development Permit 2004-808, as recommended by staff.
Unanimously approved.
B. Site Development Permit 20
LLC for review of/incl
apartment complexthe east side of D
of Highway 111.
0 8; a request of Integral.Associater�,
plans for a three story, 192 ,unit
a one story recreation building loc ed on
Road and approximately 656,dokouth
Asso OIFPlanner Greg Trousdell pres the information
c#eardall
ed in the staff report, a copy ich is on file in the
munity Development Depart Staff introduced John
. Integral Associates Scales with KTGY Group,
architect, Seth Hoffman wi tex Landscape Architects, and
Roger Devill, owner of project, who gave a presentation on
the project.
2. Committee M Bobbitt asked about the Highway 111
access as t ether it is an easement. Mr. Beardall stated it
will be p , ased and become part of the project. Committee
Memb obbitt stated the site plan does not show the acce
goi Highway 111 . Mr. Beardall stated the lot line
ded to go to Highway 1 1 1 .
Committee Member Bobbitt asked about California
Sycamore as not being appropriate for the Mr. Hoffman
stated their experience with the Sycam generally that it is
used sparingly as it is a large water Committee Member
Bobbitt noted it is prone to de disease. Mr. Hoffman
stated they generally use the coastal areas where they can
R:\WPDOCS\ALRC\6-2-04 WD.doc 2
ATTACHMENT 5
Planning Commission Minutes
July 13, 2004
F. Site Development Permit 2004-808, Conditional Use Permit 96-028
Amendment #1, and Sign Permit 2004-797; a request of Home Depot
U.S.A., Inc. for consideration of architectural plans for a 1,992 square
foot one story building addition and a 960 square foot outdoor equipment
storage area on the west side of the store within Specific Plan 96-027,
and consideration of a new building sign on the south facade for the
property located at 79-900 Highway 1 1 1, the northwest corner of
Jefferson Street and Highway 1 1 1.
1. Staff noted a request had been received from the applicant to
continue this item to July 27, 2004.
2. It was moved and seconded by Commissioners Daniels/Ladner to
continue the item to July 27, 2004. Unanimously approved.:
None.
G. Environmental Assessment 2004-505, General Plan Amendment 2004-
101, Zone Change 2004-120, Specific Plan 2004-070, Tentative Tract
a 32070, and Site Development Permit 2004-799; a request of RJT
Ho es, L.L.C. for consideration of 1) certification of a Mitigated Negative
Decl ation of environmental impact; 2) & 3) Change the General Plan
land u e and Zoning designation from Neighborhood Commercial to
Medium igh Density Residential; 4) "Codorniz" Specific Plan for
developme t standards and design guidelines; 5) The subdivision of
15.16 acres i to 145 residential lots; and 6► Five prototype plans for 145
residential units nd a clubhouse facility for the property located south of
Avenue 52, east f Jefferson Street.
1. Chairman Kirk ened the public hearing and asked for the staff
report. Principal tanner Fred Baker presented the information
contained in the rep t a copy of which is on file in the Community
Development Depart nt.
2. Chairman Kirk asked if ere were any questions of staff.
Commissioner Krieger asked bout the access points on the north
side. He has a concern abou\wil
turn in and the on -coming
traffic for crossing. The othes the access on Avenue 52
and the distance from the ro. Assistant City Engineer
Steve Speer stated the driveenue 52 is a right in and
right out only. At this locatiol a two lanes eastbound.
A study has been requeste plicant to see if a
deceleration lane should beThi study will also be
required on Jefferson Street. The Jefferson Street access is also a
right in and right out. It will have a turn pocket for a left turn in.
G:\WPDOCS\PC Minutes\7-13-04.doc 1
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 27, 2004
CASE NO: ENVIRONMENTAL ASSESSMENT 2003-480
TENTATIVE TRACT 31087
APPLICANT/ OWNER: TAHITI PARTNERS V
REQUEST: 1. CONSIDERATION OF ADOPTION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT (EA 2003-480), AND;
2. CONSIDERATION OF THE SUBDIVISION OF ± 5
ACRES INTO 19 SINGLE FAMILY LOTS
LOCATION:
SOUTH SIDE OF DARBY ROAD, ±'/4 MILE EAST OF
WASHINGTON STREET, WITHIN THE APPROVED
SPHERE OF INFLUENCE (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION:
THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS COMPLETED ENVIRONMENTAL
ASSESSMENT 2003-480, FOR TT 31087. BASED ON
THIS ASSESSMENT, THE COMMUNITY DEVELOPMENT
DIRECTOR HAS DETERMINED THAT, WHILE THE
PROPOSED PROJECT COULD HAVE A SIGNIFICANT
IMPACT ON THE ENVIRONMENT, THE POTENTIAL FOR
SUCH IMPACTS CAN BE MITIGATED THROUGH
MEASURES INCORPORATED INTO THE PROJECT
APPROVAL. ACCORDINGLY, A MITIGATED NEGATIVE
DECLARATION HAS BEEN PREPARED.
GENERAL PLAN
DESIGNATION:
LDR (LOW DENSITY RESIDENTIAL - UP TO 4 UNITS PER
ACRE)
ZONING: RL (LOW DENSITY RESIDENTIAL)
BACKGROUND:
Site Background
The site of Tentative Tract 31087 is currently vacant desert land which has been
significantly disturbed by off -road activity and illegal dumping. No Williamson Act
contracts occur on the property. A commercial nursery exists north of the project
PAReports - PC\7-27-2004\Tahiti 31087\Report.doc
site. The site is not located in an area of significant agricultural activity. Residential
low density uses (Bella Vista subdivision) exist to the southeast of the site; to the
southwest is vacant land designated for high density residential and commercial
land use. Darby Road borders the north of the site; this street is not designated in
the City's General Plan Circulation Element and is a public street. No prior
development applications have been filed on this site.
Project Background
The applicant is requesting approval of a single-family detached home subdivision
with 19 lots (Attachment 2). The lots will range in area from 8,1 1 1 to 11,946
square feet, averaging about 8,900 square feet. The only street within the project
is a southern extension from Darby Road, which will be brought into the site about
500 feet as a cul de sac street. It is proposed as a 50 foot right -of way design,
incorporating a 32-foot roadbed within 9-foot wide parkways. Darby Road will be
improved at a 30-foot half -width, consistent with a local street design. A small
detention basin (Lot A) is shown in the northeast corner of the site.
Public Notice
This case was advertised in the Desert Sun newspaper on May 18, 2004. All
property owners within 500-feet of the site were mailed a copy of the public
hearing notice as required. The project was subsequently continued from Planning
Commission dates of June 8 and July 13, to the present hearing date, due to
issues with the required cultural resource report. To date, no written responses to
this notice have been received. Any such correspondence received prior to the
meeting will be transmitted to the Planning Commission.
Public Agency Review
Staff transmitted the applicant's request to all responsible and concerned public
agencies. All comments received are on file at the Community Development
Department, and have been incorporated into the attached Conditions of Approval,
where necessary and appropriate.
Historic Preservation Commission
On May 20, 2004, the City's Historic Preservation Commission (HPC) reviewed the
property owner's Phase 1 Archaeological Survey Report, prepared by L&L
Environmental, Inc. The HPC found the investigation to be insufficient in its
content, and remanded it back to L&L for revisions. The revised survey was
presented back to HPC on July 15, 2004, with the findings of the report accepted
(Attachment 3). The survey included both records search and on -site
investigations. The records search identified a number of previous finds within one
mile of the project site. The on -site survey did not identify any resources on the
site. However, due to potential for buried resources on the site, the survey
recommends that an archaeological monitor be present during earth moving
PAReports - PC\7-27-2004\Tahiti 31087\Report.docs-
activities. The HPC concurred with the report recommendation to monitor the site,
and staff has incorporated those measures recommended by the HPC into the
Conditions of Approval.
STATEMENT OF ISSUES
Drainage - The location of the retention basin indicates that stormflow will fall
from the south end of the tract toward Darby Road, requiring higher pad elevations
to obtain drainage. The higher pads will be adjacent to a small portion of the Bella
Vista development at the southeast corner of the site. While it borders only a
portion of one lot in Bella Vista, the pad heights will need to be sensitive to the
existing development.
Perimeter Wall - There are no requirements for perimeter walls in the General Plan
or Zoning Code. Generally, walls are installed by a developer to meet sound level
attenuation requirements, and/or as a privacy and security measure. In this case, it
is at the builder's discretion to install a wall along Darby Road, as no acoustical
study was deemed necessary or required due to Darby being a local street.
However, individual lot owners with frontage on this street may also elect to build
a block wall as part of home construction, should the developer choose to market
these lots without such an improvement. In addition, the retention basin is located
adjacent to Darby Road which may be walled in for safety considerations. For
consistency and appearance, a uniform wall built by the developer would be the
most appropriate situation, and staff has recommended that a plan for an
integrated block wall along the north side of Lots 1 and 20 be provided for review
and approval prior to any building permits for those lots.
Annexation of Property - The site is located just outside the City's corporate
boundary, but within an established sphere of influence of La Quinta. Government
Code Section 66454 allows a local agency (City) to act upon tentative maps for
unincorporated area adjacent to that City's boundary, provided that any approval is
conditioned upon the land being annexed to the City within a specified time period,
to be determined by the City. Staff has incorporated an appropriate condition,
which includes a time limit that coincides with the tentative map approval time
limits.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to recommend approval of this proposal can be found in the
attached Resolution to be adopted for this case.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2004 - recommending to the
City Council certification of Environmental Assessment 2003-480, subject to
findings, and;
PAReports - PC\7-27-2004\Tahiti 31087\Report.doc G, J i
2. Adopt Planning Commission Resolution 2004 - , recommending to the
City Council approval of Tentative Tract 31087, subject to conditions as
recommended by staff.
Attachments:
1. Location Map
2. Proposed TT 31087
3. HPC meeting minutes from 5/20/04 and 7/15/04
Prepared by:
Wallace Nesbit, Associate Planner
P:\Reports - PC\7-27-2004\Tahiti 31087\Report.doc y L
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR TENTATIVE TRACT MAP 31087
CASE NO. ENVIRONMENTAL ASSESSMENT 2003-480
APPLICANT: TAHITI PARTNERS V
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of February, 2004, hold a duly noticed Public Hearing to consider
adoption of a recommendation on Environmental Assessment 2003-480, prepared for
Tentative Tract 31087, a request to subdivide ± 5.0 acres into 19 single-family
residential lots and several lettered lots, located on the south side of Darby Road,
± 1 /4 mile east of corner of Washington Street, more particularly described as:
LOT 24 AS RECORDED IN BOOK 15, PAGE 32
OF RECORDS OF SURVEYS
WHEREAS, said legally described property is within an area which is part
of the approved Sphere of Influence for the City of La Quinta; and,
WHEREAS, California Government Code Section 66454 provides that a
City may take action on a tentative subdivision map of unincorporated property
adjacent to that City, provided that any approval of said map shall be conditioned upon
annexation of said property to such City; and,
WHEREAS, said Environmental Assessment complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, City Council Resolution 83-63, in that the Community
Development Director has conducted an Initial Study (Environmental Assessment
2003-480) and has determined that, although the proposed Tentative Tract 31087
could have a significant effect on the environment, there will not be a significant effect
in this case because mitigation measures incorporated into the project approval will
mitigate or reduce any potential impacts to a level of non -significance, and that a
Mitigated Negative Declaration of environmental impact should be filed; 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 findings to justify their recommendation
for certification of said Environmental Assessment:
P:\Reports - PC\7-27-2004\Tahiti 31087\EA Reso.doc 11 1
Planning Commission Resolution 2004-
Environmental Assessment 2003-480
Tahiti Partners V
Adopted: July 27, 2004
1. The proposed Tentative Tract 31087 will not have the potential to degrade the
quality of the environment, as the project in question will not be developed in
any manner inconsistent with the General Plan and other current City standards
when considering the required mitigation measures to be imposed. The project
will not have the potential to substantially reduce or cause the habitat of a fish
or wildlife population to drop below self sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of rare or
endangered plants or animals or eliminate important examples of the major
periods of California history or prehistory. The site has been identified as having
the potential for archaeological resources. However, mitigation measures have
been incorporated which will reduce these potential impacts to a less than
significant level.
2. There is no evidence before the city that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
3. The proposed Tentative Tract 31087 will not have the potential to achieve short
term goals, to the disadvantage of long-term environmental goals, as no
significant effects on environmental factors have been identified by the
Environmental Assessment. The proposed project supports the long term goals
of the General Plan by providing a variety of housing opportunities for City
residents.
4. The proposed Tentative Tract 31087 will not have impacts which are
individually limited but cumulatively considerable when considering planned or
proposed development in the immediate vicinity, in that development activity in
the area has been previously analyzed as part of the project approval process.
Cumulative project impacts have been considered and mitigation measures
proposed in conjunction with approval of those projects, and development
patterns in the area will not be significantly affected by the proposed project.
The construction of 19 residential units will not have considerable cumulative
impacts and is consistent with the General Plan.
5. The proposed Tentative Tract 31087 will not have environmental effects that
will adversely affect humans, either directly or indirectly, as the project
contemplates land uses that are substantially similar to those already assessed
under ultimate development of the La Quinta General Plan. No significant
impacts have been identified which would affect human health, risk potential or
public services.
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Planning Commission Resolution 2004-
Environmental Assessment 2003-480
Tahiti Partners V
Adopted: July 27, 2004
6. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
7. The Planning Commission has considered Environmental Assessment 2003-480
and determined that it reflects the independent judgement of the City.
8. The City has, on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
9. The location and custodian of the City's records relating to this project is the
Community Development Department, located at 78-495 Calle Tampico, La
Quinta, California.
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; and
2. That is does hereby recommend certification of Environmental Assessment
2003-480 for the reasons set forth in this Resolution and as stated in the
Environmental Assessment Checklist and Addendum, attached hereto, and on
file in the Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of July, 2004, by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
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Planning Commission Resolution 2004-
Environmental Assessment 2003-480
Tahiti Partners V
Adopted: July 27, 2004
ATTEST:
OSCAR W. ORCI, Planning Manager
City of La Quinta, California
P:\Reports - PC\7-27-2004\Tahiti 31087\EA Reso.doc
Environmental Checklist Form
1. Project title: Tentative Tract Map 31087
2. Lead agency name and address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact person and phone number: Wally Nesbit
760-777-7125
4. Project location: South side of Darby Road, approximately 1,250 feet east of Washington St.
5. Project sponsor's name and address: Tahiti Partners
5305 E. Second Street, #204
Long Beach, CA 90803
6. General plan designation: Low Density 7. Zoning: Low Density Residential'
Residential'
8. Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
Subdivision of a 4.8 acre parcel into 19 residential lots, a retention basin lot and an interior
cul-de-sac. Lots will be 8,100 square feet or larger.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Darby Road, Vacant desert lands, commercial plant nursery (Low Density
Residential)
South: Vacant desert lands (High Density Residential)
West: Vacant desert lands (High Density Residential)
East: Vacant desert lands (Low Density Residential)
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
1 Property is designated Low Density Residential on the City's General Plan and Zoning maps. However, the property
is currently outside the City limits, in the City's Sphere of Influence.
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities / Service
Systems
Agriculture Resources Air Quality
Cultural Resources Geology /Soils
Hydrology / Water Land Use / Planning
Quality
Noise Population / Housing
Recreation Transportation/Traffic
Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
X environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Signature
June 11, 2004
Date
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EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and the extent to which they address site -specific conditions for the
project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
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7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
X
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic resources,
X
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? (Aerial
photograph)
c) Substantially degrade the existing
X
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
X
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
I. a)-d) Darby Road is not designated an Image Corridor in the General Plan. There are no
significant land forms on or near the property. The property is some distance from either
the Santa Rosa or the San Bernardino mountains. The development of the site will result
in the construction of 19 single family homes. The City allows single and two story
construction in the Low Density designation, which limits the potential height of
structures. No impacts to scenic resources are expected.
The ultimate construction of single family homes on the site will result in a slight
increase in light generation, primarily from car headlights and landscape lighting. The
City regulates lighting levels and does not allow lighting to spill over onto adjacent
property. Impacts will not be significant.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
H. AGRICULTURE RESOURCES:
Would theproject:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
X
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan EIR p. III-21
ff.)
b) Conflict with existing zoning for
X
agricultural use, or a Williamson Act
contract? (Zoning Map)
c) Involve other changes in the existing
X
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
II. a)-c) The proposed project site is currently vacant desert land which has been significantly
impacted by off -road vehicle use and dumping. No Williamson Act contracts occur on the
property. A commercial nursery occurs north of the project site. The site is not located in
an area of significant agricultural activity. The development of the site, given the
separation from the nursery by Darby Road, will not impact the on -going ability of the
nursery to operate. Impacts associated with agricultural resources are expected to be less
than significant.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
X
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook)
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook)
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PM10 Plan for the Coachella Valley)
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
(Project Description, Aerial Photo, site
inspection)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
Description, Aerial Photo, site inspection)
III. a), b) & c) The primary source of air pollution in the City is the automobile. The Tentative Tract
Map will ultimately result in the construction of 19 single family homes, which could
generate up to 182 trips per day2. Based on this traffic generation, and an average trip
length of 10 miles, the following emissions can be expected to be generated from the
project site.
2 "Trip Generation, 6th Edition," Institute of Transportation Engineers, Single Family Detached category 210.
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Moving Exhaust Emission Projections at Project Buildout
(pounds per day)
Ave. Trip Total
Total No. Vehicle Trips/Day Length (miles) miles/day
182 x 10 = 1,820
PM10 PM10 PM10
Pollutant ROC CO NO Exhaust Tire Wear Brake Wear
Pounds at 45 mph 0.40 8.961.61 - 0.04 0.04
SCAQMD Threshold
(lbs./day) 75 550 100 150
Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005 summertime running conditions
at 75T, light duty autos, catalytic.
Based on the emissions shown in the Table, the proposed project will not exceed any of
SCAQMD's recommended daily thresholds. The project's potential impacts to air quality
are therefore expected to be less than significant.
The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of
10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the
control of dust both during the construction process and during project operations. These
include the following, to be included in conditions of approval for the proposed project:
CONTROL
MEASURE
TITLE & CONTROL METHOD
BCM-1
Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM-2
Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM-3
Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4
Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance
The proposed project will generate dust during construction. Under mass grading
conditions, this could result in the generation of 125.93 pounds per day, for a limited
period while grading operations are active. The contractor will be required to submit a
PM10 Management Plan prior to initiation of any earth moving activity. In addition, the
potential impacts associated with PM 10 can be mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
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2. Existing power sources should be utilized where feasible via temporary power
poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Imported fill shall be adequately watered prior to transport, covered during
transport, and watered prior to unloading on the project site.
5. Any portion of the site to be graded shall be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work day.
7. Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix hydroseed
on the affected portion of the site.
8. Landscaped areas shall be installed as soon as possible to reduce the potential for
wind erosion. Landscape parkways on Darby Road shall be installed with the first
phase of development on the site, as shall the project's perimeter wall.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction -
related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour.
Implementation of these mitigation measures will ensure that impacts associated with
PM10 are mitigated to a less than significant level.
III. d) & e) The project will consist of single family homes and will not result in objectionable odors,
nor will it expose residents to concentrations of pollutants.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would theproject:
a) Have a substantial adverse effect,
X
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special status
species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
("Tahiti Partners Property... Biological Resources
Assessment," April 2004)
b) Have a substantial adverse effect on
X
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Game or US Fish and Wildlife Service?
("Tahiti Partners Property... Biological Resources
Assessment," April 2004)
c) Have a substantial adverse effect on
X
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means? ("Tahiti
Partners Property ...Biological Resources
Assessment," April 2004)
d) Interfere substantially with the
X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? ("Tahiti
Partners Property... Biological Resources
Assessment," April 2004)
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e) Conflict with any local policies or
X
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance? ("Tahiti Partners
Property... Biological Resources Assessment,"
April 2004)
f) Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan? ("Tahiti Partners
Property... Biological Resources Assessment,"
April 2004)
IV. a)-f) A biological resource survey was conducted for the proposed project3. The survey found
that the property was typical of the most common habitat found in the Coachella Valley,
the Sonoran Desert scrub. The survey included focused surveys for Coachella Valley
Milk Vetch and for Desert Tortoise. Neither species were found. The study's scope
included detailed site surveying, which would have detected burrows or other sign for
Burrowing Owl, and no such sign was found. The survey concludes that the species
included in the Coachella Valley Multi -Species Habitat Conservation are not present on
the site, and that potential impacts to biological resources are less than significant.
The proposed project site is located within the mitigation fee area for the Coachella
Valley Fringe -toed Lizard. The applicant/developer shall pay the required mitigation fees
for the Coachella Valley Fringe -Toed Lizard, as in effect at the time of issuance of any
grading or other land disturbance permit.
3 "Tahiti Partners Property... Biological Resources Assessment," prepared by AMEC Earth & Environmental, April
2004.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES -- Would
theproject:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in ' 15064.5? ("A Phase I
Archaeological Survey Report...," L&L
Environmental, December 2003)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to ' 15064.5? ("A Phase I
Archaeological Survey Report...," L&L
Environmental, December 2003)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? (MEA Exhibit 5.9)
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries? ("A Phase I Archaeological
Survey Report...," L&L Environmental,
December 2003)
V. a)-d) A Phase I archaeological survey was conducted on the subject property4. The survey
included both records searches and on -site investigations. The records searches identified
a number of previous finds within one mile of the project site. The on -site survey did not
identify any resources on the site. However, because of the potential for buried resources
on the site, the survey recommends that an archaeological monitor be present during earth
moving activities, to assure that potential impacts are reduced to a less than significant
level, as follows.
1. The site shall be monitored during on and off -site trenching and rough grading by
qualified archaeological monitors. Proof of retention of monitors shall be given to
the Community Development Department prior to issuance of first earth -moving
or clearing permit.
The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
Occupancy for the project.
4 "A Phase I Archaeological Survey Report on the Bermuda Dunes Property..." prepared by L&L Environmental,
December 2003
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2. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first Certificate of Occupancy for the
property. Materials shall be accompanied by descriptive catalogue, field notes and
records, primary research data, and the original graphics.
The proposed project site is outside the historic lake bed of Lake Cahuilla, and no
paleontologic resources are expected to occur on the site.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VI. GEOLOGY AND SOILS -- Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking?
X
("Geotechnical Investigation Tentative Tract
31087," Sladden Engineering, October 2003)
iii) Seismic -related ground failure,
X
including liquefaction? ("Geotechnical
Investigation Tentative Tract 31087," Sladden
Engineering, October 2003)
iv) Landslides? ("Geotechnical Investigation
X
Tentative Tract 31087," Sladden Engineering,
October 2003)
b) Result in substantial soil erosion or
X
the loss of topsoil? (MEA Exhibit 6.5)
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property?
("Geotechnical Investigation Tentative Tract
31087," Sladden Engineering, October 2003)
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water? ("Geotechnical
Investigation Tentative Tract 31087," Sladden
Engineering, October 2003)
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VI. a)-e) A geotechnical survey was conducted for the proposed project sites. The survey found
that the project site lies in a Zone IV groundshaking zone. The property, as with the rest
of the City, will be subject to significant ground movement in the event of a major
earthquake. Structures on the site will be required to meet the City's and the State's
standards for construction, which include Uniform Building Code requirements for
seismic zones. The site was found to not be susceptible to liquefaction, due to a depth to
groundwater of more than 130 feet. The site soils were found to be non -expansive. The
site is relatively flat and will not be subject to landslides. Construction of homes on the
project site, within the standards and requirements of the Uniform Building Code and the
City Engineer, will reduce potential impacts associated with seismic events to a less than
significant level.
The project site is located in an area of very severe blow sand potential. The mitigation
measures included above under air quality are designed to mitigate the potential impacts
associated with blow sand at the project site to a less than significant level.
5 "Geotechnical Investigation Tentative Tract 31087," prepared by Sladden Engineering, October 2003.
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C,.t..
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would theproject:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (Application materials)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school? (Application materials)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? (Riverside County
Hazardous Materials Listing)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
f) For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
g) Impair implementation of or
X
physically interfere with an adopted
PAReports - PC\7-27-2004\Tahiti 31087TA Checklist.doc -15- ,
emergency response plan or emergency
evacuation plan? (General Plan MEA p. 95 ff)
h) Expose people or structures to a
X
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands? (General Plan land use map)
VH. a)-h) The construction of single family homes on the proposed project site will not result in
significant impacts associated with hazardous materials. The City implements the
standards of the Household Hazardous Waste programs through its waste provider. These
regulations and standards ensure that impacts to surrounding areas, or within the project
itself, are less than significant.
The site is not in an area subject to wildland fires.
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -16-
C, 1 t�
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VIII. HYDROLOGY AND WATER
UALITY -- Would theproject:
a) Violate any water quality standards or
X
waste discharge requirements? (General
Plan EIR p. 111-187 ff.)
b) Substantially deplete groundwater
X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EIR p. 111-187 ff.
c) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off -site? (General Plan
EIR p. III-87 ff.)
d) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off -site?
(General Plan EIR p. III-87 ff.)
e) Create or contribute runoff water
X
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff? (General Plan
EIR p. 111-87 ff.)
PAReports - PC\7-27-2004\Tahiti 310871A Checklist.doc -17- ,
t.i d V
f) Place housing within a 100-year flood
X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? (General Plan EIR p. III-87
ff.)
g) Place within a 100-year flood hazard
X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The eventual development of the site will result in the need for domestic water
service for residential units, commercial uses and landscaping. The CVWD has prepared
a Water Management Plan which indicates that it has sufficient water sources to
accommodate growth in its service area. The CVWD has implemented or is
implementing water conservation, purchase and replenishment measures which will result
in a surplus of water in the long term.
The project proponent will also be required to implement the City's water efficient
landscaping and construction provisions, which will ensure that the least amount of water
is utilized within the homes.
The applicant will also be required to comply with the City's NPDES standards, requiring
that potential pollutants not be allowed to enter surface waters. These City standards will
assure that impacts to water quality and quantity will be less than significant.
VIE. c) & d) The City requires that all projects retain the 100 year storm on site. The proposed tract
map includes the provision of a retention basin adjacent to Darby Road, which will also
be required to accommodate the 100 year storm. The City Engineer will review and
approve the drainage analysis for the site, prior to the issuance of any permits. These City
requirements are expected to lower potential impacts to a less than significant level.
VIII. e)-g) The site is not located in a flood zone as designated by FEMA.
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -18-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
X
community? (Aerial photo)
b) Conflict with any applicable land use
X
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal program,
or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect? (General Plan Land
Use Element)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
IX. a)-c) The proposed project is consistent with the General Plan and Zoning designations placed
on the property by the City in pre -zoning the property. The land is currently vacant, and
development of the homes on the site will not displace an existing community. The site is
within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation
Plan fee area, and will be required to pay fees at the time construction occurs.
P:\Reports - PC\7-27-2004\Tahiti 31087TA Checklist.doc -19-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
X
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
X
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
P:\Reports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -20- p
U ,�
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? (General Plan EIR p. III-
144 ff.)
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundbome noise levels? (General Plan
EIR p. 111-144 ff.)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? (General Plan EIR p. III-144 ff.)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? (General Plan EIR p. III-
144 ff.)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels? (General
Plan land use map)
XI. a)-f) The proposed project site is located in a relatively isolated area which is not subject to
significant noise levels. Development of the site and adjacent lands will increase noise
levels, but even at buildout, noise levels should be within the City's standards of 65 dBA
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -21-
CNEL. Impacts associated with noise at the subject property are expected to be less than
significant.
The construction of the proposed project will generate noise from construction equipment
and activities. There are no sensitive receptors adjacent to the project site, however, who
might be impacted by construction noise. Impacts associated with construction noise are
therefore expected to be less than significant.
The site is not located in the vicinity of an air strip or airport.
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth
X
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of
X
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., application
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a)-c) The development of the single family home project will be consistent with General Plan
and Zoning standards and will add to the options available to those seeking housing in the
community. Lands within and adjacent to the project are currently vacant, so no
displacement will occur. The development of 19 housing units will not induce substantial
growth in the City.
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -22-
Ct
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Plan MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
X
Parks? (General Plan; Recreation and Parks
X
Master Plan)
Other public facilities? (General Plan MEA,
X
p. 46 ff.)
XIII. a)Buildout of the site will have a less than significant impact on public services. The proposed
project will be served by the County Sheriff and Fire Department, under City contract.
Buildout of the proposed project will generate sales and property tax which will offset the
costs of added police and fire services, as well as the costs of general government. The
project will be required to pay the mandated school fees and park in lieu fees in place at
the time of issuance of building permits.
PAReports - PC\7-27-2004\Tahiti 31087TEA Checklist.doe -23-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X1V. RECREATION --
a) Would the project increase the use of
X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
XIV. a) & b) The construction of 19 residential units within the project will be supported by the
payment of the City's parkland fee, to mitigate any additional impact to City parks.
r,
PAReports - PC\7-27-2004\Tahiti 31087TA Checklist.doc -24- U i
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
(General Plan EIR, p. III-29 ff.)
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? (General Plan EIR, p. III-29 ff.)
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (Tentative
Tract Map 31087)
e) Result in inadequate emergency
X
access? (Tentative Tract Map 31087)
fl Result in inadequate parking capacity?
X
(Tentative Tract Map 31087)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
XV. a)-g) The development of 19 homes has the potential to generate l K
roadways. The proposed project will take access from Darby Road,
General Plan designation. The land use contemplated by the
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -25-
daily trips on City
a local road without
proposed project is
c�
consistent with the land uses analyzed in the General Plan traffic study, which found that
this area of the City would experience acceptable levels of service at General Plan
buildout. The potential impacts associated with the traffic generated by the proposed
project are expected to be less than significant.
The design of the site will not result in unsafe circulation. The Fire Department has
commented on the proposed project and did not find a problem with access to the site.
The site is located close to Washington Street, which will provide access to public transit.
PAReports - P07-27-2004\Tahiti 31087\EA Checklist.doc -26-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 ff.)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider which
serves or may serve the project that it has
adequate capacity to serve the project=s
projected demand in addition to the
provider=s existing commitments?
(General Plan MEA, p. 58 ff.)
f) Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project's solid waste disposal needs?
(General Plan MEA, p. 58 ff.)
g) Comply with federal, state, and local
X
statutes and regulations related to solid
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -27-
waste? (General Plan MEA, p. 58 ff.)
XVI. a)-g) Utilities are available at the project site. The service providers for water, sewer, electricity
and other utilities have facilities in the immediate vicinity of the site, and will collect
connection and usage fees to balance for the cost of providing services. The construction
of the proposed project is expected to have less than significant impacts on utility
providers.
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -28- G J �)
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
c) Does the project have impacts that are
X
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects)?
d) Does the project have environmental
X
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVII. a) The site has been identified as having the potential for cultural resources. However,
mitigation measures proposed above will reduce these potential impacts to a less than
significant level.
XVII. b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents.
XVII. c) The construction of 19 residential units is less than could potentially occur on this site,
will not have considerable cumulative impacts and is consistent with the General Plan.
PAR orts - PC\7-27-2004\Tahiti 31087TA Checklist.doc -29-
XVH. d) The proposed project has the potential to adversely affect human beings, due to air quality
impacts. Since the Coachella Valley is in a non -attainment area for PM10, and the site
will generate PM10, Section III), above, includes a number of mitigation measures to
reduce the potential impacts on air quality. Noise impacts have been mitigated above to
less than significant levels.
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on
attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Not applicable.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on the
earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site -specific conditions for the project.
Not applicable.
PAReports - PC\7-27-2004\Tahiti 31087\EA Checklist.doc -30- .�
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PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF THE SUBDIVISION OF ± 5.0
ACRES INTO 19 SINGLE-FAMILY LOTS
CASE NO. TENTATIVE TRACT 31087
APPLICANT: TAHITI PARTNERS V
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of July, 2004, hold a duly noticed Public Hearing to consider a
recommendation on Tentative Tract 31087, to subdivide ± 5.0 acres into 19 single-
family residential lots and several lettered lots, located on the south side of Darby
Road, ± 1 /4 mile east of corner of Washington Street, more particularly described as:
LOT 24 AS RECORDED IN BOOK 15, PAGE 32
OF RECORDS OF SURVEYS
WHEREAS, said legally described property is within an area which is part
of the approved Sphere of Influence for the City of La Quinta; and,
WHEREAS, California Government Code Section 66454 provides that a
City may take action on a tentative subdivision map of unincorporated property
adjacent to that City, provided that any approval of said map shall be conditioned upon
annexation of said property to such City; and,
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2003-480, and has determined that, although the
proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures incorporated into the project
approval will mitigate or reduce any potential impacts to a level of non -significance;
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 findings to justify their recommendation
on Tentative Tract 31087:
1. The proposed Tentative Tract Map 31087 is consistent with the City's General
Plan with the implementation of Conditions of Approval to provide for adequate
storm water drainage, and other infrastructure improvements. The project is
consistent with the adopted Low Density Residential land use designation of Up
to 4 dwelling units per acre, as set forth in the General Plan.
PAReports - PC\7-27-2004\Tahiti 31087\TT Reso.doc «
Planning Commission Resolution 2004-
Tentative Tract 31087
Tahiti Partners V
Adopted: July 27, 2004
2. The design and improvements of the proposed Tentative Tract Map 31087 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, parking requirements, and timing of their construction.
3. As conditioned, the design of Tentative Tract 31087 and type of improvements,
acquired for access through, or use of, property within the proposed subdivision
will not conflict with such easements.
4. The design of Tentative Tract 31087 and type of improvements are not likely to
cause serious public health problems, in that this issue was considered in
Environmental Assessment 2003-480, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 31087 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
6. The proposed site for Tentative Tract 31087 is within an approved Sphere of
Influence for the City of La Quinta and is adjacent to the City corporate limits.
Pursuant to California Government Code Section 66454, the City Council may
act to approve a tentative map of unincorporated property which meets the
aforementioned criteria, provided that such approval is conditioned upon
annexation of said property within a specified time period.
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 it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2003-480, prepared for Tentative Tract Map
31087;
3. That it does recommend approval of Tentative Tract Map 31087 to the City
Council, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
P:\Reports - PC\7-27-2004\Tahiti 31087\TT Reso.doc r
Planning Commission Resolution 2004-
Tentative Tract 31087
Tahiti Partners V
Adopted: July 27, 2004
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of July, 2004, by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR W. ORCI, Planning Manager
City of La Quinta, California
PAReports - PC\7-27-2004\Tahiti 31087\TT Reso.doc
PLANNING COMMISSION RESOLUTION 2004- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 31087
TAHITI PARTNERS V
JULY 27, 2004
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 the 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 Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When improvement plan approval is required,
the applicant shall furnish proof of such approvals when submitting those
improvement plans for City approval.
P:\Reports - PC\7-27-2004\Tahiti 31087\TT COA.doc
Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
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 five (5) acres or more of land, or that disturbs less than
five (5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
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.
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.
PROPERTY RIGHTS
5. 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
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1► Darby Road (Local, 60' ROW) - The standard 30 feet from the
centerline of Darby Road for a total 60-foot ultimate developed
right of way.
B. PUBLIC STREETS - ON -SITE STREET
1). Lot A (Local, 50' ROW) - The standard 50 foot ultimate developed
right of way.
C. CUL DE SAC
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, using a
smooth curve instead of angular lines similar to the layout shown
on the tentative map.
8. 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.
9. 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.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
10. The applicant shall offer for dedication those easements necessary for the
placement and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands and common areas on the Final Map.
11. Direct vehicular access to Darby Road 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.
12. 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.
13. 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
14. 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.
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. Improvement plans
shall be prepared by or under the direct supervision of qualified engineers and/or
architects, as appropriate, and shall comply with the provisions of Section 13.24.040
(Improvement Plans), LQMC.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
15. The following improvement plans shall be prepared and submitted for review
and approval by the City. 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. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berm design in the parkway area.
B. On -Site Rough Grading Plan: 1 " = 40' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan and Profile Street, Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top of Wall &
Top of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
In addition to the normal set of improvement plans, a "Precise Grading" plan is
required to be submitted for approval by the Building and Safety Director and
the City Engineer.
16. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
17. 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.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
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
18. 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.
19. 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.
20. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions that are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
21. 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.
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Plannung Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
E. To agree to any combination of these means, as the City may require.
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.
22. 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.
Security will not be required for telephone, natural gas, or cable T.V.
improvements.
23. 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
24. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
25. 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.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
26. 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 or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
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.
27. The applicant shall maintain all open graded, undeveloped land so as 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.
28. Grading within the parkway areas shall have undulating terrain and shall
conform to the requirements of LQMC Section 9.60.240(F) except as otherwise
modified by this condition requirement. The maximum slope shall not exceed
3:1 anywhere in the landscape setback area, except for the backslope (i.e. the
slope at the back of the landscape lot) which shall not exceed 2:1 if fully
planted with ground cover. The maximum slope in the first six (6) feet adjacent
to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six
(6) feet of the curb, otherwise the maximum slope within the right of way shall
not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: .July 27, 2004
29. 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.
30. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
31. 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.
nRAwAC;F
32. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100-year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
33. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
34. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field, or equivalent
system, approved by the City Engineer. The sand filter and leach field 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.
35. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
36. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover. For retention basins on individual
lots, retention depth shall not exceed two feet.
37. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
38. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
39. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
40. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
41. The applicant shall obtain approval of the City Engineer for 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 practical and aesthetic placement.
42. 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.
43. Coachella Valley Water District (CVWD) will require additional facilities for
expansion of domestic water and sewer service for this project. These may
include well site locations, water and sewer pipelines. Applicant shall satisfy the
requirements of the District as set forth by letter, dated August 15, 2004, or as
may otherwise be required by CVWD.
STREET AND TRAFFIC IMPROVEMENTS
44. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
45. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
46. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses):
A. OFF -SITE STREETS
1) Darby Road (Local; 60' R/W):
Widen the north side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the north side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The north curb face shall be
located 20 feet (20') south of the centerline.
Other required improvements in the Darby Road right-of-way include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
b) 6-foot wide sidewalk.
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. ON -SITE STREETS
1). Lot A - Construct full 36-foot wide travel width gutter flow line to
gutter flow line improvements within a 50-foot right-of-way where
the local streets are double loaded.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
C. CUL DE SACS
1). Cul-de-sacs shall be constructed to Riverside County Standard 800
for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de-
sacs, and both shall be constructed with a 38-foot curb radius,
measured gutter flow -line to gutter flow -line.
47. 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), or the approved
equivalents of alternate materials. Minimum structural sections shall be as
follows:
Local 4.0" a.c./5.0" c.a.b.
48. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Darby Road): Full turn movements.
49. Improvements shall include traffic control signs, markings and other devices,
raised medians, if required, street name signs and sidewalks. Mid -block street
lighting is not required.
50. 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
51. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site 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.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
FIRE MARSHAL
52. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-
hour duration at 20 PSI.
53. Blue dot retro-ref lectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
54. Any turn or turn -around requires a minimum 38-foot turning radius.
55. 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.
56. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
LANDSCAPING
57. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC. All landscape plans shall comply with
the requirements of La Quinta Municipal Code Chapter 8.13, pertaining to Water
Efficient Landscaping.
58. The applicant shall provide landscaping in any required parkways, retention
basins, and common areas. Landscaped planters shall be incorporated along the
Darby Road perimeter walls.
59. All required landscape and irrigation plans shall be signed and stamped by a
licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
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13
Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
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
streets.
61. Specific landscape requirements for the project are:
A. No more than 50% of any front yard area shall be devoted to turf. Front
yard landscaping shall consist of at least two trees, each with a minimum
1.5 inch caliper measured three feet up from grade level after planting, ten
5-gallon shrubs, and groundcover. Palm trees may count as a shade tree if
the trunk is a minimum six feet tall. Double lodge poles (two-inch diameter)
shall be used to stake trees. Bubblers and emitters shall be used to irrigate
shrubs and trees. Homebuyers shall be offered a 100% desert landscape
option.
B. Parkway shade trees shall be provided in the perimeter landscape
improvement plans for Darby Road, to be of a minimum 24-inch box size
with a minimum two-inch caliper.
QUALITY ASSURANCE
62. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
63. 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.
64. 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.
65. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans that 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
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
have all AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
66. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
67. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
COMMUNITY DEVELOPMENT
68. Revisions to the tentative map during plan check including, but not limited to,
lot line alignments, easements, improvement plan revisions, and similar minor
changes which do not alter the design (layout, street pattern, etc.) may be
administratively approved through the plan check process, with the mutual
consent and approval of the Community Development and Public Works
Directors. This shall include increases or decreases in number of lots meeting
the general criteria above, but involving a change of no more than 5% of the
total lot count of the Tentative Map as approved. Any revisions that would
exceed the General Plan density standards, based on net area calculations, must
be processed as an amended map, as set forth in Title 13, LQMC.
69. Tentative tract 31087 shall be annexed into the City of La Quinta corporate
limits within two years of the date of map approval. Said approval shall not
become effective unless and until such annexation to the City has been
completed. Any map extension filing shall constitute a request to extend the
time limit for annexation, and approval of any such extension shall thereby run
concurrently. Pursuant to California Government Code Section 66454, no final
map for Tentative Tract 31087, in whole or part, may be approved until
annexation to the City has been completed.
70. The site shall be monitored during on and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the Community Development Department prior to issuance of first
earth -moving or clearing permit.
The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the first Certificate of
Occupancy for the project.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31087 - Tahiti Partners V
Adopted: July 27, 2004
71. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first Certificate of Occupancy for the
property. Materials shall be accompanied by descriptive catalogue, field notes
and records, primary research data, and the original graphics.
72. The applicant shall prepare a plan for an integrated block wall along the north
side of Lots 1 and 20, for review and approval as part of the landscaping plans
for the Darby Road parkway area. Wall design shall integrate the requirements
for slope design as set forth in Condition 28.
FEES AND DEPOSITS
73. The applicant shall comply with 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. Deposit and fee amounts shall be
those in effect upon application for plan check and permits.
74. Provisions shall be made to comply with terms and requirements of the City's
Art in Public Places program, as in effect at the time of building permit issuance.
75. Parkland dedication fees shall be determined as set forth in Chapter 13.48 (Park
Dedications) of the La Quinta Municipal Code. The required fee shall be paid
prior to City Council approval of any final map for Tentative Tract 31087.
76. 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).
77. The applicant/developer shall pay the required mitigation fees for the Coachella
Valley Fringe -Toed Lizard, as in effect at the time of issuance of any grading or
other land disturbance permit.
PAReports - PC\7-27-2004\Tahiti 31087\TT COA.doc 16 t \ h
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ATTACHMENT 3
Historic Preservation Commission
May 20, 2004
e) There was mention of a prickly pear cactus garden, an
discussion of how the past activities on the pro ty
were associated with ranching and agriculture. pvide
larification of the nature of the ranchin or -the
a culture, and whether they were historic ivities.
f) Ther were generalized discussions the different
paleont y, Indian' sections, arc eology, but the
conclusion ere not complete on ' entification and how
the project re es to the site ar .
g) Supply source re ences of ' torical maps used.
h) All reports listed on e r rence list.
15. Ms. Blevins asked how s n tNy could expect the comments
back. Staff replied as on as th inutes .could be done they
would transmit t letter with eneral comments, and
Xnincl ng the excerpts from he minutes.
16ed and seconded by Commi oners Wilbur and
pt Minute Motion 2004-008 to r urn the Phase I
al and Paleontological Survey Re rt on Tract
& L Environmental for completion, with visions as
, for the Commission's review at a future eeting.
Unanimously approved.
C. Phase I Archaeological Survey Report for Tentative Tract Map 31087
Applicant: Tahiti Partners
Archaeological Consultant: L & L Environmental, Inc.
Location: South side of Darby Road, east of Washington Street
1. Principal Planner Stan Sawa presented the information
contained. in the staff report, a copy of which is on file in the
Community Development Department.
2. Commissioner Sharp commented this was a heavily developed
area.
Historic Preservation Commission
May 20, 2004 i I .
3. Commissioner Puente asked when a Phase II was required.
Chairperson Mouriquand explained the Phase II was required
when there was something found requiring additional efforts to
determine its significance. Also, when the mo'h'i'tor has evidence
there may be subsurface artifacts. Subsurface testing may be
needed to decide how to craft the mitigation or preservation
treatment.
4. Commissioner Puente said in one of the recommendations
mentioned under 5.3.1,)• Archaeology Recommendations (1),
Page 16 of the report, there was a request to develop a
mitigation plan. Did this mean the archaeologist was
anticipating they would be likely to find something?
5. Chairperson Mouriquand replied that was standard language
,used in the industry. This phrasing allows for justificatign of
monitoring if something is found. if monitoring is
recommended, the monitor works with the client and their
grading schedule to design an appropriate level of mitigation and
mpnitoring. Some projects don't warrant a full-time monitor.
Sometimes the focus is in a certain area. Sometimes you do
spot checks to customize the monitoring program to fit ' the
needs of the project. That would be what they were discussing
in this report. Staff replied that was right. Ms. Mouriquand
added this project would require a lower level of monitoring
effort than required for a village site.
6. Commissioner Wilbur commented the surrounding area seems to
have some considerable sites and it would be particularly unique
if this site had nothing.
7. Chairperson Mouriquand replied from all the past research, and
surveys in that area, it is a highly sensitive area. The parcel may
be surrounded by development, but that does not mean there
might not be something subsurface on the property. She
concurred that monitoring would be appropriate even though
nothing was found at the Phase I level. You have to consider
what the probability is of something being found on the site.
Historic Preservation Commission
May 20, 2004
8. Chairperson Mouriquand made the following comments to
Report Archaeologist, Ms. Kristie Blevins:
a) A General Land Office (GLO) records search needed.to be
done for any homestead' or land granthistoric activities
on the property.
b) A discussion was needed of the local history as part of
the cultural resources investigation procedure.
c) Scoping letters to the Cabazon, Torres Martinez and
Augustine Indian Bands should be provided.
d) There were references to past ranching and agricultural
activities. An explanation should be provided of what
evidence was on the property for consideration of past
ranching and agricultural' activities.
9. Chairperson Mouriquand asked about the report comment
saying most of the study area had been developed. Was this
referring to the radius or the project itself? Ms. Blevins replied
it referred to the radius.
10. Chairperson Mouriquand continued the Cultural Contoxt
discussion on the Paleo-Indian Period, the Archaic Period, and
the Late Prehistoric Period needed to be more relevant to ,the
local area, to create the local, cultural context. The Late
Prehistoric discussion was very short. It referenced the
Luiseno, and the generalized San Luis Rey complex, but it didn't
discuss Cahuilla, late prehistory archaeology and culture at all. It
didn't discuss prehistory at all or tie it into the Cahuilla or local
tribes. There was mention of Luiseno and San Luis complex,
which is considered regional, but there is no discussion of the
local area.
11. Chairperson Mouriquand asked if there was a source of
references for the historical maps. Ms. Blevins replied the
historic maps would have been from the Eastern Information
Center (EIC).
12. Chairperson Mouriquand said there was discussion about
Federal Laws. Was this because there was Federal involvement
in this project, or is this a CEQA project. Staff replied this was
a CEQA project.
Historic Preservation Commission
May 20, 2004 ,
13. Chairperson Mouriquand had some additional comments
centered on the historic period and explanation of the ranching
that was identified as being associated with the parcel. She
suggested, rather than going over each item, staff could provide
Ms. Blevins with a commentary , to assist her in revising the
report. Ms. Blevins replied that would be very helpful.
14. It was moved and seconded by Commissioners Sharp pnd
Puente to adopt Minute Motion 2004-009 to return the Phase I
Archaeology Survey Report for Tentative Tract Map 31087, to
L & L Environmental for completion, with revisions as stated.,
above, for the Commission for review at a future meeting.
Unanimously approved.
D. nterim Phase 11 Cultural Archaeological Test Program .for Tentat4v
t Map 32201
ApplMment
Enterprise
A'rchnsultant: Archaeological Advisory Group
Locast corner of Madison Street and Aven 0
1. ner Stan Sawa presented the information
t staff report, a copy of ich is on file in the
Deve ment Department.
2. Commissioner Sharp as d if the marisks had been taken out.
The applicant's representa ' e ave Saccullo, 74-923 Highway
111, Suite 114, Indian Wel , alifornia, introduced himself and
replied the tamarisks ha not en taken out. He had been
notified he needed a eontology eport which was currently
being done by Mi Hogan of C TECH, and should be
available by Jun 1, 2004. Mr. Saccu asked if he had the
Paleontologist ubmit a letter verifying ere have been no
relevant sit at this location could he go a ad with clearing
and grub g. Staff indicated that the client's sition as long
as th aleontological Report and monitoring a done it
wo be acceptable. They would need to check o make
tain that the person doing the monitoring was q ified.
Dave Saccullo said Mike Hogan's firm would be doing he
Archaeology and Paleontology monitoring.
Historic Preservation Commission
July 15, 2004
t was
the mi
*-% V. BUSINESS ITEMS:
seconded mr
s of 17, 2004
iers Sharpur to
submit Unani usly
A. Revised Phase I Archaeological Survev Report on the Bermuda Dunes
Property.
Applicant: Tahiti Partners
Archaeological Consultant: L & L Environmental, Inc. (Leslie Nay Irish,
Principal)
Location: South side of Darby Road, east of Washington Street and
Palm Royale Drive.
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairperson Mouriquand indicated that the staff report said that
the Paleo/Indian, North American, Archaic and late Prehistoric
Periods being deleted from the report, Pages 6 and 7, in the
revised report, have been included, and not deleted. Staff
replied there had been some confusion since the titles were
taken out, but the information was left in the report. The local
historic information was included.
3. Chairperson Mouriquand asked if there was any further
information on Iona McKenzie. Was there any potential
significance about her as a local person. Staff replied she
owned property west and south of this development and there
had been some research done previously by CRM Tech on one
of those projects but there was no significant findings.
4. Commissioner Sharp said there had been a post office near by.
5. Chairperson Mouriquand asked if the applicant did any level of
research as to who Iona McKenzie was. It was not indicated in
the report.
6. Commissioner Sharp said staff indicated Ms. McKenzie was a
large landholder and was mentioned in previous area reports.
2
Historic Preservation Commission
July 15, 2004
7. Commissioner Sharp stated he wished to commend the
consultant on their efforts to contact the Native Americans. He
was glad to see an effort to improve communications with the
local Tribes.
8. Chairperson Mouriquand said the consultants are required, by
the Heritage Commission, to contact the local tribes or show
evidence of the attempt.
9. Commissioner Sharp asked how deep the applicant planned to
dig. Was there going to be any subterranean excavation. Staff
replied this project was a standard, single-family subdivision,
slab on grade construction, with no extraordinary excavation.
10. It was as moved and seconded by Commissioners Wright and
Sharp to adopt Minute Motion 2004-017 as submitted.
Unanimously approved.
B.'-,._ Revised Phase I Archaeological and Paleontological Su
on
if.gntative Tract Map 31852
Ap ' ant: Ehline Company
Archae ical Consultant: L & L Environmental, Inc eslie Nay Irish,
Principal)
Location: North st corner of Madison Street and nue 52.
1. Principal Planner n Sawa present the information contained in
the staff report, a of w is on file in the Community
Development Department.
2. Project Consultant, A Hoover' L & L Environmental, on a
conference call, an red questions fro he Commissioners.
3. Chairperson ouriquand asked if the applic knew when the
property as farmed. Ms. Hoover replied it was a dern addition.
The ral and the prickly pear cactus were not foun the 2002
a al. They had been added within the last two years, w was
stated in the report.
3
PH #C
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 27, 2004
CASE NO: TENTATIVE TRACT 31852
APPLICANT: EHLINE COMPANY
PROPERTY OWNER: BRUCE & MARILYN THROCKMORTON
REQUEST: 1. CONSIDERATION OF THE ADOPTION OF A
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL
ASSESSMENT 2003-495; AND
2. CONSIDERATION OF THE SUBDIVISION OF ±8.5
ACRES INTO 14 SINGLE-FAMILY LOTS
LOCATION: NORTHWEST CORNER OF AVENUE 52 AND MADISON
STREET (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS COMPLETED ENVIRONMENTAL
ASSESSMENT 2003-495, FOR TT 31852. BASED ON
THIS ASSESSMENT, THE COMMUNITY DEVELOPMENT
DIRECTOR HAS DETERMINED THAT, WHILE THE
PROPOSED PROJECT COULD HAVE A SIGNIFICANT
IMPACT ON THE ENVIRONMENT, THE POTENTIAL FOR
SUCH IMPACTS CAN BE MITIGATED THROUGH
MEASURES INCORPORATED INTO THE PROJECT
APPROVAL. ACCORDINGLY, A MITIGATED NEGATIVE
DECLARATION HAS BEEN PREPARED
GENERAL PLAN
DESIGNATION: VLDR (VERY LOW DENSITY RESIDENTIAL - UP TO 2
UNITS PER ACRE)
ZONING: RVL/EOD (VERY LOW DENSITY RESIDENTIAL, WITH
EQUESTRIAN OVERLAY DISTRICT)
P:\Reports - PC\7-27-2004\Ehline 31852\Report.doc
BACKGROUND:
Site Background
The proposed project site is vacant desert land that has been significantly disturbed
by illegal dumping and past agricultural activities, associated with date palm
farming from the mid-1950's to the early 1980's. There are no Williamson Act
contracts on the property. The site is surrounded on it's south and east sides by
roadways, on the north side by an orchard, and vacant but graded lands to the
west. Agricultural lands occur immediately north of the site, and to the east,
across Madison Street. Development activity in the area consists of large lot
residential homes and home sites associated with the La Quinta Polo Estates area,
and The Hideaway project. The site is not located in an area of sensitivity for any
of the species of concern mapped in the General Plan. Vegetation on the site
consists of species common to the Valley floor, and non-native species.
Project Background
The applicant is requesting approval of a single-family detached home subdivision
with 14 lots (Attachment 2). The lots will range in area from 20,002 to 21,996
square feet, averaging 20,482 square feet. The only street within the project is a
looped cul-de-sac extension from Madison Street, which will be brought into the
site to a length of about 800 feet. It is proposed as a private street, with a 60 foot
right-of-way entry throat for the first 105 feet, narrowing to a 38 foot right-of-way
for the remaining distance. Madison Street is proposed to be improved at a 50-foot
half -width, while Avenue 52 will be at a 55-foot half -width. A small detention
basin is shown in the southeast corner of the site, between Lots 9 and 10.
Public Notice
This case was originally advertised in the Desert Sun newspaper on May 18, 2004.
All property owners within 500-feet of the site were mailed a copy of the public
hearing notice as required. The project was subsequently continued from Planning
Commission meetings of June 8 and July 13, to the present hearing date, due to
issues with the required cultural resource report. No negative comments have been
received. Any correspondence received prior to the meeting will be transmitted to
the Planning Commission.
Public Agency Review
Staff transmitted the applicant's request to all responsible and concerned public
agencies. All comments received are on file at the Community Development
Department, and have been incorporated into the attached Conditions of Approval,
where necessary and appropriate.
P:\Reports - PC\7-27-2004\Ehline 31852\Report.doc
'� i
Historic Preservation Commission
On May 20, 2004, the City's Historic Preservation Commission (HPC) reviewed the
property owner's Phase I Archaeological and Paleontological Survey Report,
prepared by L&L Environmental, Inc. The HPC found the investigation to be
insufficient in its content, and remanded it back to L&L for revisions. The revised
survey was presented back to HPC on July 15, 2004, with the findings of the
report accepted (Attachment 3). The survey included both records search and on -
site investigations. The records search identified a number of previous
archaeological finds within one mile of the project site, as well as identifying the
project site as within the historic lakebed of ancient Lake Cahuilla. The study
further found that disturbance of the site could result in a significant impact to
archaeological and paleontological resources. The on -site survey did not identify
any resources on the site. However, due to the potential for buried resources on
the site, the survey recommends that both archaeological and paleontological
monitors be present during earth moving activities. The HPC concurred with the
report recommendation to monitor the site, and staff has incorporated those
measures recommended by the HPC into the Conditions of Approval.
STATEMENT OF ISSUES
Staff has reviewed the map design against the General Plan, Zoning Code,
Subdivision Regulations and related City ordinances and policies.
Secondary Gateway Designation — The General Plan has placed a Secondary
Gateway designation at the intersection of Avenue 52 at Madison Street for the
purpose of allowing the City the opportunity to establish an entry
monument/feature. There are no standards for Gateway designations in the
General Plan or Zoning Code, the General Plan does not go beyond the designation
of the specific intersections. Based on previous development plans with similar
gateway designations, staff has incorporated Condition No. 7.A.3., which includes
a requirement to dedicate an approximately 300 square foot area behind the corner
cutback at Madison and Avenue 52, for improvement as a gateway designation.
This requirement is consistent with other Gateway requirements placed on projects,
and will allow the City the opportunity to incorporate an entry feature of similar
size.
Image Corridors - Avenue 52 is designated a Secondary Image Corridor, while
Madison Street is an Agrarian Image Corridor. Development standards in the
Zoning Code require that structure heights be limited to 22 feet for any buildings
within 150 feet of a General Plan -designated Image Corridor.
Noise - An Acoustical Study was completed for the proposed project, finding that
noise levels for lands immediately adjacent to both Madison Street and Avenue 52
will exceed the City's exterior noise standards. Specifically, the study found that
noise levels on lots adjacent to Avenue 52 will be about 68.0 dBA CNEL, and noise
P:\Reports - PC\7-27-2004\Ehline 31852\Report.doc
levels at lots on Madison Street will be 68.6 dBA CNEL without mitigation. The
study recommends the installation of a five foot wall along both roadways, which
will reduce noise levels to between 57.9 and 63.3 dBA CNEL, depending on
location. This range is consistent with the La Quinta General Plan threshold of 65
dBA CNEL for sensitive receptors (i.e. residential use). Building heights on lots
located along Avenue 52 and Madison Street will be limited to 22 feet/one story,
which will further reduce potential for noise impacts, as well as preserving the
Image Corridor designations as previously discussed.
With these approval conditions, the map
General Plan, and current City policies
developments.
STATEMENT OF MANDATORY FINDINGS:
is consistent with the 2002 La Quinta
and programs regulating residential
Findings necessary to approve this proposal can be found in the attached
Resolution to be adopted for this case.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2004 - , recommending to the
City Council certification of Environmental Assessment 2003-495, subject to
findings, and;
2. Adopt Planning Commission Resolution 2004 - , recommending to the
City Council approval of Tentative Tract 31852, subject to conditions as
recommended by staff.
Prepared by:
,'
Wallace Nesbit, Associate Planner
Attachments:
1. Location Map
2. Proposed TT 31852
3. HPC meeting minutes from 5/20/04 and 7/15/04
PAReports - PC\7-27-2004\Ehline 31852\Report.doc
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR TENTATIVE TRACT MAP 31852
CASE NO. ENVIRONMENTAL ASSESSMENT 2003-495
APPLICANT: EHLINE COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of July, 2004, hold a duly noticed Public Hearing to consider
adoption of a recommendation on Environmental Assessment 2003-495, prepared for
Tentative Tract 31852, a request to subdivide ± 8.5 acres into 14 single-family
residential lots and several lettered lots, located on the northwest corner of Avenue 52
and Madison Street, more particularly described as:
LOT 2 OF TR 6682, BOOK 88, PAGES 42/43 OF MAPS
WHEREAS, said Environmental Assessment complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, City Council Resolution 83-63, in that the Community
Development Director has conducted an Initial Study (Environmental Assessment
2003-495) and has determined that, although the proposed Tentative Tract 31852
could have a significant effect on the environment, there will not be a significant effect
in this case because mitigation measures incorporated into the project approval will
mitigate or reduce any potential impacts to a level of non -significance, and that a
Mitigated Negative Declaration of environmental impact should be filed; 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 findings to justify their recommendation
for certification of said Environmental Assessment:
1. The proposed Tentative Tract 31852 will not have the potential to degrade the
quality of the environment, as the project in question will not be developed in
any manner inconsistent with the General Plan and other current City standards
when considering the required mitigation measures to be imposed. The project
will not have the potential to substantially reduce or cause the habitat of a fish
or wildlife population to drop below self sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of rare or
endangered plants or animals or eliminate important examples of the major
periods of California history or prehistory. The site has been identified as having
P:\Reports - PC\7-27-2004\Ehline 31852\EA Reso.doc
Planning Commission Resolution 2004-
Environmental Assessment 2003-495 — Ehline Coompany
Adopted: July 27, 2004
the potential for cultural and paleontological resources. However, mitigation
measures have been incorporated which will reduce these potential impacts to a
less than significant level.
2. There is no evidence before the city that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
3. The proposed Tentative Tract 31852 will not have the potential to achieve short
term goals, to the disadvantage of long-term environmental goals, as no
significant effects on environmental factors have been identified by the
Environmental Assessment. The proposed project supports the long term goals
of the General Plan by providing a variety of housing opportunities for City
residents.
4. The proposed Tentative Tract 31852 will not have impacts which are
individually limited but cumulatively considerable when considering planned or
proposed development in the immediate vicinity, in that development activity in
the area has been previously analyzed as part of the project approval process.
Cumulative project impacts have been considered and mitigation measures
proposed in conjunction with approval of those projects, and development
patterns in the area will not be significantly affected by the proposed project.
The construction of 14 residential units will not have considerable cumulative
impacts and is consistent with the General Plan.
5. The proposed Tentative Tract 31852 will not have environmental effects that
will adversely affect humans, either directly or indirectly, as the project
contemplates land uses that are substantially similar to those already assessed
under ultimate development of the La Quinta General Plan. No significant
impacts have been identified which would affect human health, risk potential or
public services.
6. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
7. The Planning Commission has considered Environmental Assessment 2003-495
and determined that it reflects the independent judgment of the City.
8. The City has, on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
PAReports - PC\7-27-2004\Ehline 31852\EA Reso.doc 11 i j
Planning Commission Resolution No. 2004-
Environmental Assessment 2003-495
Ehline Company
Adopted: July 27, 2004
9. The location and custodian of City records relating to this project is the
Community Development Department, located at 78-495 Calle Tampico, La
Quinta, California.
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; and
2. That is does hereby recommend certification of a Mitigated Negative Declaration
of environmental impact for Environmental Assessment 2003-495 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Addendum, attached hereto, and on file in the
Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of July, 2004, by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR W. ORCI, Planning Manager
City of La Quinta, California
PAReports - PC\7-27-2004\Ehline 31852\EA Reso.doc
Environmental Checklist Form
1. Project title: Tentative Tract Map 31852
2. Lead agency name and address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact person and phone number: Wally Nesbit
760-777-7125
4. Project location: Northwest corner of Madison Street and Avenue 52. APN: 772-270-016
5. Project sponsor's name and address: Ehline Company
81480 National Dr.
La Quinta, CA 92253
6. General plan designation: Very Low Density 7. Zoning: Very Low Density Residential
Residential
8. Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
Proposed subdivision of 8.47 acres into 14 single family lots of 20,000 square feet or more,
and lettered lots for retention, streets and landscaped parkway.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Agriculture, (Very Low Density Agriculture)
South: Avenue 52, golf course and single family residential, (Low Density Residential and
Golf Course Open Space)
West: Vacant desert lands (Very Low Density Residential)
East: Agriculture
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
P:\Reports - PC\7-27-2004\Ehline 31852\EA Checklist.doc -1-
C ,6
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities / Service
Systems
Agriculture Resources
Cultural Resources
Hydrology / Water
Quality
Noise
Recreation
Air Quality
Geology /Soils
Land Use / Planning
Population / Housing
Transportation/Traffic
Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
X environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
7
Signature
June 24, 2004
Date
PAReports - PC\7-27-2004Th1ine 31852\1-A Checklist.doc -2- i
J
EVALUATION OF ENVIRONMENTAL IMPACTS:
I) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVH, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and the extent to which they address site -specific conditions for the
proj ect.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
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8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
X
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic resources,
X
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? (Aerial
photograph)
c) Substantially degrade the existing
X
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
X
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
I. a)-d) The proposed project site is located on an Agrarian Image Corridor (Madison Street), and
a Secondary Image Corridor (Avenue 52), according to the General Plan. These corridor
have landscaped parkway requirements to which the applicant will be required to comply.
The site does not include, nor is it near, a scenic resource. The proposed project will
result in single family lots on approximately 1/2 acre lots. The City regulates height in
residential zones, so that the maximum potential height for the homes would be two
stories. Given the size of the proposed lots, the homes will not create a significant impact
to views in the area.
The ultimate construction of single family homes on the site will result in a slight
increase in light generation, primarily from car headlights and landscape lighting. The
City regulates lighting levels and does not allow lighting to spill over onto adjacent
property. Impacts will not be significant.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
II. AGRICULTURE RESOURCES:
Would theproject:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
X
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan EIR p. III-21
ff.)
b) Conflict with existing zoning for
X
agricultural use, or a Williamson Act
contract? (Zoning Map)
c) Involve other changes in the existing
X
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
II. a)-c) The proposed project site is vacant desert land. There are no Williamson Act contracts on
the property. Agricultural lands occur on the north side of the site, and to the east, across
Madison Street. The development of the proposed project will not affect the ability of
these surrounding parcels to continue in agriculture. Development is located to the north
and west of these lands, and they represent isolated locations for farming.
The site is located in an area of the City which is urbanizing, and represents a logical
extension of development in the City. Impacts to agricultural resources are expected to be
less than significant.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
X
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook)
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook)
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PM10 Plan for the Coachella Valley)
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
(Project Description, Aerial Photo, site
inspection)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
Description, Aerial Photo, site inspection)
M. a), b) & c) The Tentative Tract Map will ultimately result in the construction of 14 single family
homes, which could generate up to 134 trips per day'. Based on this traffic generation,
and an average trip length of 10 miles, the following emissions can be expected to be
generated from the project site.
1 "Trip Generation, 6`h Edition," Institute of Transportation Engineers, Single Family Detached category 210.
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Moving Exhaust Emission Projections at Project Buildout
(pounds per dav)
Ave. Trip Total
Total No. Vehicle Trips/Day Length (miles) miles/day
134 x 10 = 1,340
PM10 PM10 PM10
Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear
Grams at 50 mph 120.60 3,135.60 643.20 - 13.40 13.40
Pounds at 50 mph 0.27 6.92 1.42 - 0.03 0.03
SCAQMD Threshold
(lbs./day) 75 550 100 150
Assumes 134 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005
summertime running conditions at 75T, light duty autos, catalytic.
As demonstrated above, the proposed project will not exceed any of SCAQMD's
recommended daily thresholds. The project's potential impacts to air quality from moving
emissions are therefore expected to be less than significant.
The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of
10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the
control of dust both during the construction process and during project operations. These
include the following, to be included in conditions of approval for the proposed project:
CONTROL
MEASURE
TITLE & CONTROL METHOD
BCM-1
Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM-2
Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM-3
Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4
Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance
The proposed project will generate dust during construction. Under mass grading
conditions, this could result in the generation of 223.6 pounds per day, for a limited
period while grading operations are active. The contractor will be required to submit a
PM10 Management Plan prior to initiation of any earth moving activity. In addition, the
potential impacts associated with PM 10 can be mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
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2. Existing power sources should be utilized where feasible via temporary power
poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Imported fill shall be adequately watered prior to transport, covered during
transport, and watered prior to unloading on the project site.
Any portion of the site to be graded shall be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work day.
7. Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix hydroseed
on the affected portion of the site.
8. Landscaped areas shall be installed as soon as possible to reduce the potential for
wind erosion. Landscape parkways on Madison and Avenue 52 shall be installed
with the first phase of development on the site.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction -
related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour
Implementation of these mitigation measures will ensure that impacts associated with
PM10 are mitigated to a less than significant level.
III. d) & e) The project will consist of single family homes and will not result in objectionable odors,
nor will it expose residents to concentrations of pollutants.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would theproject:
a) Have a substantial adverse effect,
X
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special status
species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
(General Plan MEA, p. 73 ff.)
b) Have a substantial adverse effect on
X
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Game or US Fish and Wildlife Service?
(General Plan MEA, p. 73 ff.)
c) Have a substantial adverse effect on
X
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means? (General Plan
MEA, p. 73 ff.)
d) Interfere substantially with the
X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? (General Plan
MEA, p. 73 ff.)
e) Conflict with any local policies or
X
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance? (General Plan MEA, p.
73 ff.)
0 Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
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C
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan? (General Plan
Exhibit 6.3)
IV. a)-f) The proposed project site has been significantly disturbed by past agricultural activities
and illegal dumping. The site is not located in an area of sensitivity for any of the species
of concern mapped in the General Plan. Vegetation on the site consists of species
common to the Valley floor, and non-native species. The site is surrounded on two sides
by roadways, on one side by an orchard, and on one side by vacant but graded lands. The
site does not provide significant habitat value, and is not a wildlife corridor. The proposed
project site is located outside the mitigation fee area for the Coachella Valley Fringe -toed
Lizard.
PAReports - P07-27-2004TIline 31852\EA Cheeklist.doc -10- {
(J ..- l
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES -- Would
theproject:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in'15064.5? (Phase I
Archaeological and Paleontological Survey
Report on Tract 31852..." L&L Environmental,
April 2004)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to ' 15064.5? (Phase I
Archaeological and Paleontological Survey
Report on Tract 31852..." L&L Environmental,
April 2004)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? (Phase I Archaeological and
Paleontological Survey Report on Tract
31852..." L&L Environmental, April 2004)
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries? (Phase I Archaeological and
Paleontological Survey Report on Tract
31852..." L&L Environmental, April 2004)
V. a)-c), e) A Phase I archaeological survey was conducted on the subject property2. The survey
included both records searches and on -site investigations. The records searches identified
a number of previous historic and prehistoric finds within one mile of the project site.
The on -site survey did not identify any resources on the site. However, because of the
potential for buried resources on the site, the survey recommends that an archaeological
monitor be present during earth moving activities, to assure that potential impacts are
reduced to a less than significant level, as follows.
The site shall be monitored during on and off -site trenching and rough grading by
qualified archaeological monitors. Proof of retention of monitors shall be given to
the Community Development Department prior to issuance of first earth -moving
or clearing permit, whichever occurs first. Monitors shall include a representative
of the Torres -Martinez Desert Cahuilla Indians.
2 "A Phase I Archaeological and Paleontological Survey Report on Tract 31852..." prepared by L&L Environmental,
April 2004.
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The monitor shall be empowered to stop or redirect activities, should resources be
uncovered. A report of any findings, as well as appropriate curation of materials,
shall be completed and submitted to the Community Development Department
prior to issuance of building permits on the site.
The final report on the monitoring shall be submitted to the Community
Development Department prior to the first Certificate of Occupancy for the
proj ect.
2. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first building permit for the property.
Materials shall be accompanied by descriptive catalogue, field notes and records,
primary research data, and the original graphics.
With the implementation of the mitigation measures listed above, impacts to cultural
resources shall be reduced to a less than significant level.
V. d) A paleontologic assessment was conducted for the project site 3. The study found that the
project site is within the historic lakebed of ancient Lake Cahuilla. The study further
found that disturbance of the site could result in a significant impact to paleontological
resources. In order to assure that these impacts are mitigated to a less than significant
level, the following mitigation measures shall be implemented.
1. On- and off -site monitoring in areas identified as likely to contain paleontological
resources shall be conducted by a qualified paleontological monitor. The monitor
shall be equipped to salvage fossils as they are unearthed to avoid construction
delays and to remove samples of sediments that are likely to contain the remains
of small fossil invertebrates and vertebrates. The monitor shall be empowered to
temporarily halt or divert equipment to allow removal of abundant or large
specimens. Proof that a monitor has been retained shall be given to the City prior
to issuance of the first earth -moving permit, of before any clearing of the site as
begun.
Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
2. A report of findings with an appended itemized inventory of specimens shall be
submitted to the City prior to the first occupancy of a residence being granted by
the City. The report shall include pertinent discussions of the significance of all
recovered resources where appropriate. The report and inventory, when submitted
will signify completion of the program to mitigate impacts to paleontological
resources.
3 Ibid
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L, __ J
3. Collected resources and related reports, etc. shall be given to the City. Packaging
of resources, reports, etc. shall comply with standards commonly used in the
paleontological industry.
Implementation of these mitigation measure will reduce potential impacts to a less than
significant level.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VI. GEOLOGY AND SOILS -- Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking?
X
("Geotechnical Investigation Proposed
Residential Development NWC Avenue 52 and
Madison..." Sladden Engineering, April 2004)
iii) Seismic -related ground failure,
X
including liquefaction? ("Geotechnical
Investigation Proposed Residential Development
NWC Avenue 52 and Madison..." Sladden
Engineering, April 2004)
iv) Landslides? ("Geotechnical Investigation
X
Proposed Residential Development NWC
Avenue 52 and Madison..." Sladden
Engineering, April 2004)
b) Result in substantial soil erosion or
X
the loss of topsoil? ("Geotechnical
Investigation Proposed Residential Development
NWC Avenue 52 and Madison..." Sladden
Engineering, April 2004)
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property
("Geotechnical Investigation Proposed
Residential Development NWC Avenue 52 and
Madison..." Sladden Engineering, April 2004)
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
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where sewers are not available for the
disposal of waste water? ("Geotechnical
Investigation Proposed Residential Development
NWC Avenue 52 and Madison..." Sladden
Engineering, April 2004)
VI. a)-e) A geotechnical investigation was conducted for the proposed project4. The study found
that the site is not located in an Alquist Priolo Study zone, but will experience significant
groundshaking in the event of an earthquake in the Coachella Valley. Borings were taken
on the site to determine if a liquefaction hazard exists. No groundwater was identified to a
depth of 50 feet. The study therefore concludes that the site is not subject to liquefaction.
The study further found that the soils on the site are not expansive, and that the site will
not be subject to landslides. The study will be connect to sanitary sewer service, and soils
will not be impacted by septic tanks. Impacts associated with soils and geology are
expected to be less than significant.
The project site is located in an area of very severe blow sand potential. The mitigation
measures included above under air quality are designed to mitigate the potential impacts
associated with blow sand at the project site to a less than significant level.
4 Geotechnical Investigation Proposed Residential Development NWC Avenue 52 and Madison Street..." prepared by
Sladden Engineering, April 2004.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would theproject:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (Application materials)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school? (Application materials)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? (Riverside County
Hazardous Materials Listing)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
f) For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
g) Impair implementation of or
X
physically interfere with an adopted
emergency response plan or emergency
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L ... i1
evacuation plan? (General Plan MEA p. 95 ff)
h) Expose people or structures to a
X
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands? (General Plan land use map)
VII. a)-h) The construction of single family residential units on the proposed project site will not
result in significant impacts associated with hazardous materials. The City implements
the standards of the Household Hazardous Waste programs through its waste provider.
These regulations and standards ensure that impacts to surrounding areas, or within the
project itself, are less than significant. The site is not in an area subject to wildland fires.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VIII. HYDROLOGY AND WATER
QUALITY -- Would theproject:
a) Violate any water quality standards or
X
waste discharge requirements? (General
Plan EIR p. III-187 ff.)
b) Substantially deplete groundwater
X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EIR p. III-187 ff.
c) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off -site? ("Preliminary
Drainage Study Tentative Tract No. 31852"
prepared by Hacker Engineering, November
2003.)
d) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off -site?
("Preliminary Drainage Study Tentative Tract
No. 31852" prepared by Hacker Engineering,
November 2003.)
e) Create or contribute runoff water
X
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
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sources of polluted runoff? ("Preliminary
Drainage Study Tentative Tract No. 31852"
prepared by Hacker Engineering, November
2003.)
f) Place housing within a 100-year flood
X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? (General Plan EIR p. 111-87
ff.)
g) Place within a 100-year flood hazard
X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The eventual development of the site will result in the need for domestic water
service for residential units, commercial uses and landscaping. The CVWD has prepared
a Water Management Plan which indicates that it has sufficient water sources to
accommodate growth in its service area. The CVWD has implemented or is
implementing water conservation, purchase and replenishment measures which will result
in a surplus of water in the long term. The project proponent will also be required to
implement the City's water efficient landscaping and construction provisions, which will
ensure that the least amount of water is utilized within the homes.
The applicant will also be required to comply with the City's NPDES standards, requiring
that potential pollutants not be allowed to enter surface waters. These City standards will
assure that impacts to water quality and quantity will be less than significant.
VIE. c) & d) The City requires that all projects retain the 100 year storm on site. A preliminary
drainage study was prepared to address this requirement for the proposed projects. The
study analysed the potential water generated in a 100 year storm, and developed
recommendations for the size of the on -site retention basin. The retention basin is shown
on the Tract Map, immediately north of Avenue 52. The City Engineer will review and
approve the drainage analysis for the site, prior to the issuance of any permits. These City
requirements are expected to lower potential impacts to a less than significant level.
VIII. e)-g) The site is not located in a flood zone as designated by FEMA.
5 "Preliminary Drainage Study Tentative Tract No. 31852," prepared by Hacker Engineering, November, 2003.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
X
community? (Aerial photo)
b) Conflict with any applicable land use
X
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal program,
or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect? (General Plan Land
Use Element)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
IX. a)-c) The proposed project is consistent with the General Plan land use category in which it is
located, and the lots are designed to be similar in size to approved maps located to the
east. The site is currently vacant, and will have no impact on an existing community. The
site is not within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat
Conservation Plan fee area.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
X
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
X
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
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t-, r,
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? ("Tentative Tract 31852
Preliminary Acoustical Study," prepared by RK
Engineering Group, April 2004)
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundborne noise levels? (General Plan
EIR p. III-144 ff.)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? (General Plan EIR p. III-144 ff.)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? (General Plan EIR p. III-
144 ff.)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels? (General
Plan land use map)
XI. a)-f) An acoustical study was completed for the proposed project6. The study found that noise
levels for lands immediately adjacent to both Madison Street and Avenue 52 will exceed
the City's exterior noise standards. Specifically, the study found that noise levels on lots
6 "Tentative Tract 31852 Preliminary Acoustical Study," prepared by RK Engineering Group, April 2004.
PAReports - PC\7-27-2004\Ehline 31852TA Checklist.doc -22-
adjacent to Avenue 52 will be about 68.0 dBA CNEL, and noise levels at lots on Madison
Street will be 68.6 dBA CNEL without mitigation. Since noise impacts are linear, the
study recommends the installation of a 5 foot wall along both roadways, which will
reduce noise levels to between 57.9 and 63.3 dBA CNEL, depending on location. In order
to assure that the noise levels meet City standards, therefore, the following mitigation
measure shall be implemented:
1. A perimeter wall of at least 5 feet in height shall be installed immediately
following precise grading of the site. The wall shall be of solid construction, and
shall not have any openings or breaks.
The construction of homes on the site will also generate noise. The site is not, however,
located adjacent to any sensitive receptors. Impacts associated with construction noise are
not expected to be significant.
The site is not located in the vicinity of an air strip or airport.
PAReports - PC\7-27-2004\Ehline 31852\EA Checklist.doc -23-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth
X
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of
X
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., application
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a)-c) The proposed Tract Map is currently vacant desert lands, and construction of the project
will not displace an existing community. The development of single family homes on lots
of approximately 1/2 acre is consistent with the General Plan and Zoning designations on
the project site, and will not generate a substantial population growth in the area. Impacts
are expected to be negligible.
PAReports - PC\7-27-2004\Ehline 31852\EA Checklist.doc -24-
e.
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Plan MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
X
Parks? (General Plan; Recreation and Parks
X
Master Plan)
Other public facilities? (General Plan MEA,
X
p. 46 ff.)
XIII. a) Buildout of the site will have a less than significant impact on public services. The
proposed project will be served by the County Sheriff and Fire Department, under City
contract. Buildout of the proposed project will generate sales and property tax which will
offset the costs of added police and fire services, as well as the costs of general
government. The project will be required to pay the mandated school fees and park in lieu
fees in place at the time of issuance of building permits.
PAReports - PC\7-27-2004\Ehline 31852\EA Checklist.doc -25-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
a) Would the project increase the use of
X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
XIV. a) & b) The construction of 14 residential units within the project will be supported by the
payment of the City's parkland fee, to mitigate any additional impact to City parks.
PARe orts - PC\7-27-2004\Ehline 31852\EA Checklist.doc -26-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
(General Plan EIR, p. III-29 ff.)
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? General Plan EIR, p. III-29 ff.)
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (Tentative
Tract Map 31852)
e) Result in inadequate emergency
X
access? (Tentative Tract Map 31852)
f) Result in inadequate parking capacity?
X
(Tentative Tract Map 31852)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
XV. a)-g) The construction of 14 homes will not have a significant impact on the City's circulation
system. The density proposed for the site is consistent with the General Plan designation
for the property, and was therefore analysed in the General Plan EIR. Madison and
PAReports - P07-27-2004Tbline 31852\EA Checklist.doc -27-
� fl 1
Avenue 52 are expected to operate at acceptable levels of service at buildout of the
General Plan.
The project map proposes a secondary access point for emergency services off of Avenue
52. This access point will assure that emergency vehicles have a secondary access to the
site. The project proponent will be required to provide on -site parking for the homes in
the form of garages. The design of the tract does not include any roadway hazards. The
site is within the service area of SunLine, and will eventually be provided bus service as
development occurs.
PAReports - PC\7-27-2004\Ehline 31852TA Checklist.doc -28- ._� ,
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 ff.)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider which
serves or may serve the project that it has
adequate capacity to serve the project's
projected demand in addition to the
provider=s existing commitments?
(General Plan MEA, p. 58 ff.)
0 Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project's solid waste disposal needs?
(General Plan MEA, p. 58 ff.)
g) Comply with federal, state, and local
X
statutes and regulations related to solid
waste? (General Plan MEA, p. 58 ff.)
PAReports - PC\7-27-2004\Ehline 31852\EA Checklist.doc -29-
XVI. a)-g) Utilities are available at the project site. The service providers for water, sewer, electricity
and other utilities have facilities in the immediate vicinity of the site, and will collect
connection and usage fees to balance for the cost of providing services. The construction
of the proposed project is expected to have less than significant impacts on utility
providers.
PAReports - PC\7-27-2004\Ehline 31852TA Checklist.doc -30-
"l
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
b) Does the project have impacts that are
X
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects)?
c) Does the project have environmental
X
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVII. a) The site has been identified as having the potential for cultural and paleontological
resources. However, mitigation measures proposed above will reduce these potential
impacts to a less than significant level.
XVII. b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents.
XVII. c) The construction of 14 residential units will not have considerable cumulative impacts
and is consistent with the General Plan.
PAReports - P07-27-2004Thline 31852\EA Checklist.doc -31-
XVH. d) The proposed project has the potential to adversely affect human beings, due to air quality
and noise impacts. Since the Coachella Valley is in a non -attainment area for PM10, and
the site will generate PM10, Section III), above, includes a number of mitigation
measures to reduce the potential impacts on air quality. Noise impacts have been
mitigated above to less than significant levels.
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on
attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Not applicable.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on the
earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site -specific conditions for the project.
Not applicable.
PAReports - PC\7-27-2004\Ehline 31852\EA Checkhst.doc -32-
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PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVING THE SUBDIVISION OF ± 8.5
ACRES INTO 14 SINGLE-FAMILY LOTS
CASE NO. TENTATIVE TRACT 31852
APPLICANT: EHLINE COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of July, 2004, hold a duly -noticed Public Hearing to consider a
request of the Ehline Company to subdivide ± 8.5 acres into 14 single-family
residential lots and certain lettered lots, located on the northwest corner of Avenue 52
and Madison Street, more particularly described as:
LOT 2 OF TR 6682, BOOK 88, PAGES 42/43 OF MAPS
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2003-495, and has determined that, although the
proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures incorporated into the project
approval will mitigate or reduce any potential impacts to a level of non -significance;
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 findings to justify their recommendation on
Tentative Tract 31852:
1. The proposed Tentative Tract Map 31852 is consistent with the City's General
Plan, with the implementation of Conditions of Approval, to provide for
adequate storm water drainage, and other infrastructure improvements. The
project is consistent with the adopted Very Low Density Residential land use
designation of Up to 2 dwelling units per acre, as set forth in the General Plan.
2. The design and improvements of the proposed Tentative Tract Map 31852 are
consistent with the City's General Plan, with the implementation of
recommended conditions of approval to ensure proper street widths, perimeter
walls, parking requirements, and timing of their construction.
3. As conditioned, the design of Tentative Tract 31852 and type of improvements,
acquired for access through, or use of, property within the proposed subdivision
will not conflict with such easements.
PAReports - PC\7-27-2004\Ehline 31852\peresoTT31852.doc
Planning Commission Resolution No. 2004-
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
4. The design of Tentative Tract 31852 and type of improvements are not likely to
cause serious public health problems, in that this issue was considered in
Environmental Assessment 2003-495, in which no significant health or safety
impacts were identified for the proposed project.
5. The site for Tentative Tract 31852 is physically suitable for the proposal as
natural slopes do not exceed 20%, and there are no identified geological
constraints on the property that would prevent development pursuant to the
geotechnical study prepared for the subdivision.
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 it does hereby require compliance with those mitigation measures specified
by Environmental Assessment 2003-495, prepared for Tentative Tract Map
31852;
3. That it does recommend approval of Tentative Tract Map 31852 to the City
Council, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of July, 2004, by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
P:\Reports - PC\7-27-2004\Ehline 31852\peresoTT31852.doc C. , )
Planning Commission Resolution No. 2004-
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
ATTEST:
OSCAR W. ORCI, Planning Manager
City of La Quinta, California
PAReports - PC\7-27-2004\Ehline 31 852\peresoTT31 852. doe
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL — RECOMMENDED
TENTATIVE TRACT MAP 31852 - EHLINE COMPANY
ADOPTED: JULY 27, 2004
GFNFRAI
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 the applicable 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
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
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.
PAReports - PC\7-27-2004\Ehline 31852\COA TT.rtf C 11 J
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)
acres 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 his/her designer 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.
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
andaccepted by the City.
P:\Reports - PC\7-27-2004\Ehline 31852\COA TT.rtf 2
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
PROPERTY RIGHTS
5. 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.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial, Option A, 1 10' ROW) — The standard
55 feet from the centerline of Avenue 52 for a total 110-foot
ultimate developed right of way except for an additional right of way
dedication to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
2) Madison Street (Primary Arterial, Option A 110' ROW) — The
standard 55 feet from the centerline of Avenue 52 for a total 110-
foot ultimate developed right of way except for an additional right of
way dedication to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
3) Dedicate an approximate 300 square foot area behind the corner
cutback area at the intersection of Madison Street and Avenue 52,
to allow for improvements associated with a Secondary Gateway
designation for this intersection.
8. 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.
9. The private street right-of-ways to be retained for private use required for this
development include:
P:\Reports - PC\7-27-2004\Ehline 31852\COA TT.rtf 3, .�
f
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
A. PRIVATE STREETS
a. Private Residential Streets shall have a 36-foot travel width
measured at gutter flow line to gutter flow line.
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.
10. 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.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line and lane line alignment including lane
widths. The geometric layout shall be accompanied with sufficient professional
engineering studies to confirm the appropriate length of all proposed turn pockets
and auxiliary lanes that may impact the right of way dedication required of the
project and the associated landscape setback requirement
11. 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.
12. 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.
13. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Avenue 52 and Madison Street (Primary Arterial) - 20-foot from the R/W-
P/L.
PAReports - PC\7-27-2004\Ehline 31852\COA TT.rtf 4
�„ J
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
14. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
15. Direct vehicular access to Madison Street and Avenue 52 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.
16. 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.
17. 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
18. 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.
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.
P:\Reports - PC\7-27-2004\Ehline 31852\COA TT.rtf 5
1_ lt
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
19. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
20. The following improvement plans shall be prepared and submitted for review and
approval by the City. 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. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. On -Site Street Plan:
1 " = 40' Horizontal, 1 " = 4' Vertical
C.
On -Site Rough Grading/Storm Drain Plans
1 "
= 40'
Horizontal
D.
On -Site Precise Grading Plan:
1 " =
30'
Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"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.
21. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-quinta.org/publicworks/tractl /z_onlinelibrary/0_intropage.htm.
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
22. 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
23. 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.
24. 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.
25. 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.
26. 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
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
28. 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.
29. 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.
30. 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.
31. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) of the curb, otherwise the maximum slope within the right of way
PAReports - PC\7-27-2004\Ehline 31852\COA TT.rtf 8
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
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 perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
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 grading 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 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
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
lots which are so located, the applicant shall furnish elevation certifications, as
required by FEMA, that the above conditions have been met.
f)RAINAC;F
38. The applicant shall revise the proposed retention basin to comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97-
03. More specifically, stormwater falling on site during the 100 year storm shall
be retained within the development, unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
39. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
40. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field or equivalent
system approved by the City Engineer. The sand filter and leach field 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.
41. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
42. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97-03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover.
43. 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. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
44. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
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4 J �1
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
45. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
46. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
47. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
48. 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.
49. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
50. 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.
STREET AND TRAFFIC IMPROVEMENTS
51. 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.
52. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses).
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
A. OFF -SITE STREETS
1) Avenue 52 (Primary Arterial Option A - 1 10' R/W ):
Widen the north side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the north side as specified
in the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment
and convert it from a rural county -road design standard to La Quinta's
urban arterial design standard. The west curb face shall be located forty-
three feet (43') north of the centerline, except at locations where additional
street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
Other required improvements in the Avenue 52 right or way and/or adjacent
landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) 8-foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes concave
and convex curves with respect to the curb line that either
touches the back of curb or approaches within five feet of the
curb at intervals not to exceed 250 feet. The sidewalk
curvature radii should vary between 50 and 300 feet, and at
each point of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach within 5
feet of the perimeter wall at intervals not to exceed 250 feet.
d) A County of Riverside benchmark in the Avenue 52 right of
way established by a licensed surveyor.
2) Madison Street (Primary Arterial - Option A, 1 10' R/W):
Widen the west side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the west side as specified
in the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
and convert it from a rural county -road design standard to La Quinta's
urban arterial design standard. The west curb face shall be located forty
three feet (43') north of the centerline, except at locations where additional
street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
Other required improvements in the Madison Street right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) 8-foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes concave
and convex curves with respect to the curb line that either
touches the back of curb or approaches within five feet of the
curb at intervals not to exceed 250 feet. The sidewalk
curvature radii should vary between 50 and 300 feet, and at
each point of reverse curvature, the radius should change to
assist in creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach within 5
feet of the perimeter wall at intervals not to exceed 250 feet.
d) Half width of an 18-foot wide raised landscaped median along
the entire boundary of the Tentative Tract Map, plus variable
width as needed to accommodate a left turn lane for the north
bound traffic at the entry.
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) Lot A - construct full 36-foot wide travel width improvements
measured gutter flow line to gutter flow line except at the entry
drive.
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I
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the tentative
map with 38-foot curb radius or greater at the bulb using a smooth
curve instead of angular lines similar to the layout shown on the
rough grading plan.
53. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic (minimum 60 feet from the curb face to the voice box); and shall
provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around out onto the main
street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes and other features shown on the approved construction
plans, may require additional street widths as may be determined by the City
Engineer.
54. 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.
Primary Arterial 4.5" a.c./6.0" c.a.b.
55. 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.
P:\Reports - PC\7-27-2004\Ehline 31852\COA TT.rtf 1,4•,
�,. 1 J
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
56. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Madison Street): Right turns movements in and out and left turn
movements in are permitted. Left turn movements out are prohibited.
57. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
58. 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
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site 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.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
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t_ .3
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
Department. When plan checking has been completed by CDD, 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.
64. 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
streets.
65. Landscaping plans for the units shall comply with 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 timers, type of sprinklers,
etc. Prior to the issuance of any building permits the landscape plans shall also be
approved by the Coachella Valley Water District before final approval by the
Community Development Department.
66. Specific landscape requirements for the project are:
A. No more than 50% of any front yard area shall be devoted to turf. Front yard
landscaping shall consist of at least two trees, each with a minimum 1.5 inch
caliper measured three feet up from grade level after planting, ten 5-gallon
shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be
used to stake trees. Bubblers and emitters shall be used to irrigate shrubs and
trees. Homebuyers shall be offered a 100% desert landscape option.
B. Parkway shade trees shall be provided in the perimeter landscape
improvement plans for Madison Street and Avenue 52, to be of a minimum
24-inch box size with a minimum two-inch caliper.
QUALITY ASSURANCE
67. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
68. 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.
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Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract 31852 - Ehline Company
Adopted: July 27, 2004
69. 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.
70. 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.
MAINTENANCE
71. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
72. 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
73. 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.
74. 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).
75. Provisions shall be made to comply with terms and requirements of the City's Art
in Public Places program, as in effect at the time of building permit issuance.
76. Parkland dedication fees shall be determined as set forth in Chapter 13.48 (Park
Dedications) of the La Quinta Municipal Code. The required fee shall be paid prior
to City Council approval of any final map for Tentative Tract 31852.
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Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
COMMUNITY DEVELOPMENT
77. Revisions to the tentative map during plan check including, but not limited to, lot
line alignments, easements, improvement plan revisions, and similar minor
changes which do not alter the design (layout, street patter, etc.) may be
administratively approved through the Substantial Conformance process, with the
mutual consent and approval of the Community Development and Public Works
Directors. This shall include increase or decrease in number of lots meeting the
general criteria above. Any revisions that would exceed the General Plan density
standards, based on net area calculations, must be processed as an amended
map, as set forth in Title 13, LQMC.
78. The site shall be monitored during on and off -site trenching and rough grading by
qualified archaeological monitors. Proof of retention of monitors shall be given to
the Community Development Department prior to issuance of first earth -moving
or clearing permit, whichever occurs first. Monitors shall include a representative
of the Torres -Martinez Desert Cahuilla Indians.
The monitor shall be empowered to stop or redirect activities, should resources be
uncovered. A report of any findings, as well as appropriate curation of materials,
shall be completed and submitted to the Community Development Department
prior to issuance of building permits on the site.
The final report on the monitoring shall be submitted to the Community
Development Department prior to the first Certificate of Occupancy for the
project.
79. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of first building permit for the property.
Materials shall be accompanied by descriptive catalogue, field notes and records,
primary research data, and the original graphics.
80. On- and off -site monitoring in areas identified as likely to contain paleontological
resources shall be conducted by a qualified paleontological monitor. The monitor
shall be equipped to salvage fossils as they are unearthed to avoid construction
delays and to remove samples of sediments that are likely to contain the remains
of small fossil invertebrates and vertebrates. The monitor shall be empowered to
temporarily halt or divert equipment to allow removal of abundant or large
specimens. Proof that a monitor has been retained shall be given to the City prior
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R i
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract 31852 — Ehline Company
Adopted: July 27, 2004
to issuance of the first earth -moving permit, of before any clearing of the site as
begun.
Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
81. A report of findings with an appended itemized inventory of specimens shall be
submitted to the City prior to the first occupancy of a residence being granted by
the City. The report shall include pertinent discussions of the significance of all
recovered resources where appropriate. The report and inventory, when submitted
will signify completion of the program to mitigate impacts to paleontological
resources.
82. Collected resources and related reports, etc. shall be given to the City. Packaging
of resources, reports, etc. shall comply with standards commonly used in the
paleontological industry.
FIRE DEPARTMENT
83. Fire Department plan check is to run concurrent with the City plan check.
Specific fire protection measures will be determined at the time of plan check.
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ATTACHMENT 3
Historic Preservation Commission
May 20, 2004
1. Principal Planner Stan Sawa presented the info gti'on
ontained in the staff report, a copy of which is on a in the
C munity Development Department.
2. Commis er Wilbur commenXonfirst condition
regarding ea -moving and gradif that meant the
relocation of a arge quantitytaff replied the
%condition refers to ny type og or clearing of
vegetation, and trench
3. Commissioner Sharp comnl4NWd the Commission was aware
this is a sensitive area d wa in favor of an archaeologist -
monitoring
the site.
4. Commissioner P me and Chairperson M iquand agreed with
staff's recomybndations.
5. It was oved and seconded by Commissioners uerite and
Sharp to adopt Minute Motion 2004-007 acce ng the
Pa ntological Resources Assessment Report for T at
act Map 32072, Assessors Parcel Numbers 772-410-6 1. d
022, in the City of La Quinta, Riverside County, California,
subject to conditions. Unanimously approved.
B. Archaeological and Paleontological Survey Report on Tract 31852
Applicant: Ehline Company
Archaeological Consultant: L & L Environmental, Inc.
Location: Northwest corner of Madison Street and Avenue 52
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Commissioner Sharp asked what a lacustrine adaptation was.
Chairperson Mouriquand replied it referred to a lake
environment. Commissioner Sharp said he thought this was a
very interesting report, full of history and cultural background.
Historic Preservation Commission
May 20, 2004
3. Commissioner Puente asked who appointed the archaeological
monitor. Chairperson Mouriquand replied the applicant is
required to contract with someone who is on the County List for
professional monitoring. When tribal monitoring is required, the
tribe appoints someone who is qualified. Staff added the
applicant has to provide the City with evidence of the monitor's
qualifications.
4. Commissioner Puente commented on the amount of artifacts
collected and wanted to know where they were being stored.
Staff replied artifact storage was an item that needed to be,
discussed. New laws are now in effect regarding how cities
can collect and store resources. There will have to be
discussion on whether the artifacts can be stored locally.
5. Commissioner Wilbur asked if there was any response frorn,the
Native Americans. Staff replied they contacted the Cabazon
Band of Mission Indians and the Native American Heritage
Commission. They received no comments back. b
6. Chairperson Mouriquand commented on the fact that
Archeological and Paleontological Resources Reports require
two different disciplines with different criteria. When they are
combined in one report, it becomes difficult to read and can
create a problem if something of significance is found requiring
detailed discussion.
She had additional comments on the archaeology portion but
chose to include them in the upcoming conference call with the
archaeologist.
She added the report needed to relate the history, activities, and
the project site in order to determine the significance and
eligibility for both the State and National Registers. She found
the report lacking and incomplete.
7. Project Archaeologist, Kristie R. Blevins, was unable to attend
the meeting and was introduced, via a conference call, to
answer any questions the Commissioners had.
Historic Preservation Commission
May 20, 2004
8. Chairperson Mouriquand asked Ms. Blevins about her comments
on past ranching and agricultural activities and how she had
arrived at her conclusions. Ms. Blevins replied there were
remnants of what appeared to be ranching activities, including a
cactus garden and various animal pens.' Chairperson
Mouriquand asked Ms. Blevins what these things dated to. Ms.
Blevins replied they are modern.
9. Chairperson Mouriquand asked if a records search had been
done, through the General Land Office (GLO), searching for
homesteading and other, 'types of land granting activities on the
property. Ms. Blevins replied it had not. She did the records
search through the historical map and properties available at the
Eastern Information Center.
10. Chairperson Mouriquand said she did not find any general
contextual discussion on the local history in the report and the
whole historic period was not considered in the report. Ms.
Blevins replied they focused more on the prehistoric period
because of the prehistoric pottery found on the property.
Chairperson Mouriquand commented this was supposed to be a
Cultural Resources Investigation and should have included not
only the prehistory, but the historic period. Ms. Blevins replied
that was correct.
11. Chairperson Mouriquand asked if the Torres Martinez or
Augustine Band of Indians had been contacted as part of the
project scoping and consultation effort. Ms. Blevins replied she
thought a letter had been sent to the Cahuilla Band.
Chairperson Mouriquand said the Cahuilla Band is located in the
Anza Valley and a Scoping Letter should have gone to the
Cabazon Band. Ms. Blevins replied she was not familiar with
this part of the report. She believed her associates had made
contact with Rob Wood of the Native American Heritage
Commission to find out who and where to make contact. She
didn't personally speak to Rob Wood so she didn't know what
went on with that particular conversation, but could find out.
Chairperson Mouriquand asked if they sent a request to the
Native American Heritage Commission for a sacred land search.
Ms. Blevins replied she thought it was done over the phone and
not in a formal letter. Chairperson Mouriquand suggested she
Historic Preservation Commission
May 20, 2004
might want to put it in writing to the Native American Heritage
Commission. They could then respond, in writing, with
comments and an attached list identifying the appropriate Bands
to consult.
12. Chairperson, Mouriquand stated the Commission needed to have
the RPA (Registered Professional Archaeologist) sign and certify
the report. Ms. Blevins replied the signatory, Leslie Nay Irish, is
the Principal. Chairperson Mouriquand stated Ms. Irish was not
a qualified Archaeologist, according to the Secretary of the
Interior's Standards. The •report has to be signed by somebody
who is duly qualified to certify these kinds of reports, as well as
certification by the Paleontologist. Ms. Blevins replied it would
be done.
13. Chairperson Mouriquand suggested the report be handed back
,to the Consultant for completion and correction and resubmitted
for review at the next Commission meeting. Ms. Blevins was
told staff would be sending a letter, with comments, on the
reports for her revision.
14. Staff restated the following items needed to be addressed:
a) A General Land Office records search for any
homesteaded properties.
b) Discussion of local history and the historic and prehistoric
period context.
c) Discussion of the local archaeology and how the site
relates to it.
d) Correct the Native American reference from the Cahuilla
Band of Mission Indians to the Cabazon Band. Provide
Scoping Letters to the Cabazon, Torres Martinez and
Augustine Indian Bands. Provide written responses and
include in Appendix.
Historic Preservation Commission
May 20, 2004
e) There was mention of a prickly pear cactus garden, and
discussion of how the past activities on the property
were associated with ranching and agriculture. Prpvide
clarification of the nature of the ranching, or -the
agriculture, and whether they were historic activities.
f) There were generalized discussions on the different
paleontology, Indian sections', archaeology, but the
conclusions were not complete on identification and how
the project relates to the site area.
g) Supply source references of historical maps used.
h) All reports listed on the reference list.
15. Ms. Blevins asked how soon they could expect the comments
back. Staff replied as soon as the minutes could be done they
would transmit the letter with general comments, and
suggestions including the excerpts from the minutes.
16. It was moved and seconded by Commissioners Wilbur and
Sharp to adopt Minute Motion 2004-008 to return the Phasip I
Archaeological and Paleontological Survey Report on Tract
31852 to L & L Environmental for completion, with revisions., as
stated above, for the Commission's review at a future meeting.
Unanimously approved.
C. e I Archaeological Survey Report for Tentative Tract Ma 1087
Applic Tahiti Partners
Archaeologic onsultant: L & L Environmeneashington
i f
Location: South sDarby Road, eas Street
1. Principal Planner S Sawa presented the information
contained in It
f report, copy of which is on file in the
Communit velopment Departm
2. missioner Sharp commented this was avily developed
area.
6
Historic Preservation Commission
July 15, 2004
Commissioner Sharp stated he wished to commend the
ultant on their efforts to contact the Native Americans.
was to see an effort to improve communications w' e
local Tribes.
8. Chairperson Mouriq said the consulta are required, by
the Heritage Commissio contact local tribes or show
evidence of the attempt.
9. Commissioner Sharp asjkOOSow deep applicant planned to
dig. Was there goinpolybe any subterrane excavation. Staff
replied this ;?ongstruction,
'was a standard, single -fa 'subdivision,
slab on gra4 with no extraordinary a vation.
10. It as moved and seconded by Commissioners Wrighr%nd
arp to adopt Minute Motion 2004-017 as submitt .
Unanimously approved.
B. Revised Phase I Archaeological and Paleontological Survey Report on
Tentative Tract Map 31852
Applicant: Ehline Company
Archaeological Consultant: L & L Environmental, Inc . (Leslie Nay Irish,
Principal)
Location: Northwest corner of Madison Street and Avenue 52.
1. Principal Planner Stan Sawa presented the information contained in
the staff report, a copy of which is on file in the Community
Development Department.
2. Project Consultant, Anna Hoover of L & L Environmental, on a
conference call, answered questions from the Commissioners.
3. Chairperson Mouriquand asked if the applicant knew when the
property was farmed. Ms. Hoover replied it was a modern addition.
The corral and the prickly pear cactus were not found in the 2002
aerial. They had been added within the last two years, which was
stated in the report.
3 c ra
Historic Preservation Commission
July 15, 2004
4. It was moved and seconded by Commissioners Wright and Sharp to
adopt Minute Motion 2004-018 accepting the Revised Phase I
Archaeological and Paleontological Survey Report for Tentative Tract
Map 31852. Unanimously approved.
Election of Chair and Vice Chair.
airperson Mouriquand opened the nominations for Chair. It was mov
an seconded by Commissioners Wright and Sharp to nominate an
Wilb as Chair. There being no other nominations, the nominatio were
closed Allan Wilbur was unanimously elected Chair.
Chairperson uriquand opened the nominations for Vi hair. It was
moved and sec ded by Commissioners Sharp and fight to nominate
Leslie Mouriquand Vice Chair. There being no er nominations, the
nominations were cl d and Leslie Mouriquand s unanimously elected
Vice Chair.
VI. CORRESPONDENCE AND WRIT1V MATE
VII. COMMISSIONER ITEMS:
A. Commissioner Sharp asked ' perso attending the meeting could be
identified. Staff replied ese are p is meetings and persons in
attendance are not req ed to identify the selves unless they speak.
Vill. ADJOURNMENT
There b/nnther business, it was moved d seconded by
Commist/Sharp to move this Meeting the Historic
Preservaion to the La Quinta City Council Ch bers for the
Special Training Session from 2:00 to 5:00 p. The next
Regula be held on August 19, 2004. The July 2004,
me g of the Historical Preservation Commission was adjourned 1.45
Unanimously approved.
Submitted by:
Carolyn Walker
Secretary
4
i
PH #D
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 27, 2004
CASE NO.: STREET NAME CHANGE 2004- 018
APPLICANT: ND LA QUINTA PARTNERS
REQUEST: CONSIDERATION OF STREET NAME CHANGES FROM VIA
CC TO VIA MONTECITO AND VIA DD TO VIA MALLORCA
LOCATION: WITHIN THE HIDEAWAY PROJECT ON THE EAST SIDE OF
JEFFERSON STREET NORTH OF AVENUE 54
ENVIRONMENTAL
CONSIDERATION: THIS STREET NAME CHANGE HAS BEEN DETERMINED TO
BE EXEMPT FROM CALIFORNIA ENVIRONMENTAL
QUALITY ACT REQUIREMENTS UNDER THE PROVISIONS
OF SECTION 15301, CLASS 1. THEREFORE, NO FURTHER
ENVIRONMENTAL REVIEW IS DEEMED NECESSARY.
BACKGROUND
Site Background
The existing streets are within The Hideaway project north of PGA West. Via CC is in
Tract 29894-4 and Via DD in Tract 29894-3 (Attachment 1). These tract phases
were recorded without approval of street names. Both streets are short residential cul-
de-sac streets west of Madison Street.
Applicable Code Provisions
The Municipal Code permits the applicant to request a street name change. The
request requires a public hearing before the Planning Commission and final approval by
the City Council. Required is the written concurrence of at least 60% of the affected
property owners along the street in question.
Public Notice
At the June 22, 2004 meeting, the Planning Commission adopted Resolution 2004-
041 setting this meeting date for the street name change. As required, the Resolution
noticing this hearing was published in the Desert Sun on July 10, 2004 and posted.
p:\stan\hideaway\snc 2004-018 pc rpt 2.doc
REQUEST
The applicant has submitted a request to change these streets to Via Mallorca and Via
Montecito to be consistent with the projects architectural theme. These names will
not conflict with streets in the City or immediate area.
DISCUSSION
Presently, there are no residences along the streets in question. The applicant owns all
of the property that fronts along the streets; therefore, there are no issues regarding
this request.
RECOMMENDATION
Adopt Planning Commission Resolution 2004- , recommending approval of Street
Name Change 2004-018 to the City Council.
Attachment:
1. Location Map for street name change
Prepared by:
� :- `��c4-
Stan Sawa, Principal Planner
p:\stan\hideaway\snc 2004-018 pc rpt 2.doc .1
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A STREET NAME
CHANGE FROM VIA CC TO VIA MONTECITO AND VIA DD
TO VIA MALLORCA
CASE NO.: STREET NAME CHANGE 2004-018
APPLICANT: ND LA QUINTA PARTNERS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27`h day of July, 2004, hold a public hearing to consider a street name
change as requested by ND La Quinta Partners; and,
WHEREAS, said street name change has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended by Resolution 83-68, in that the Community Development Department has
determined that the proposed street name change is categorically exempted pursuant
to Section 15301(Class 1) of the Guidelines and no further review is deemed
necessary; and,
WHEREAS, upon hearing and considering all testimony and arguments, if
any of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify a recommendation for approval of
Street Name Change 2004-018:
1. The change would not detrimentally affect owners and tenants along the
affected streets since all of the affected properties are owned by the applicant.
2. More than 60% of the affected property owners agreed to the street name
change as required by Municipal Code Section 14.08.020.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. The above recitations are true and correct and constitute the findings of the
Planning Commission in this case;
2. The Planning Commission does hereby recommend to the City Council approval
of Street Name Change 2004-018 per the attached Exhibit A;
P:\stan\hideaway\snc 2004-018 pc res 2.doc
Planning Commission Resolution 2004-
Street Name Change 2004-018
ND La Quinta Partners
Adopted:
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 27' day of July, 2004, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR ORCI, Planning Manager
City of La Quinta, California
P:\stan\hideaway\snc 2004-018 pc res 2.doc "v
RESOLUTION 2004- EXHIBIT "All
�fl
CURRENT
PROPOSED
#
NAME
NAME
1
VIA "CC"
VIA MONTECITO
FT
VIA -DD-
I VIA MALLORCA
THE HIDEAWAY
ITREET NAME CHANGE EXHIBIT
DETAILED PLAN
ckir%gnnA-nlp
SCALE: 1 "= 1000'
ATTACHMENT 1
PH #E
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 27, 2004
CASE NO.: TENTATIVE TRACT MAP 32068
APPLICANT: MARVIN INVESTMENTS
ENGINEER: MDS CONSULTANTS
LOCATION: SOUTH SIDE OF MANDARINA, 200± FEET WEST OF POMELO,
WITHIN THE CITRUS PROJECT
REQUEST: CONSIDERATION OF AN APPROVAL OF THE SUBDIVISION OF
FOUR+ ACRES INTO 12 SINGLE-FAMILY LOTS
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED IN
CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 85-034
FOR SPECIFIC PLAN 85-006 WHICH WAS CERTIFIED ON
OCTOBER 15, 1985. NO CHANGED CIRCUMSTANCES OR
CONDITIONS ARE PROPOSED, NOR ANY NEW INFORMATION
SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A
SUBSEQUENT ENVIRONMENTAL REVIEW PURSUANT TO
SECTION 15162 OF THE GUIDELINES FOR IMPLEMENTING THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
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 / RESIDENTIAL
SOUTH: RL / CITRUS CLUBHOUSE
EAST: RL / CITRUS ENTRY
WEST: RL / RESIDENTIAL IN THE CITRUS
PAReports - PC\7-27-2004\Marvin 32068\TT 32068 Rpt.doc
BACKGROUND
Specific Plan 85-006 approved the Citrus in 1985. The project site is approximately
four acres in size and consists of open and paved areas and an abandoned parking lot
that was used for the first temporary clubhouse and maintenance building (Attachment
1). Upon construction of the permanent clubhouse, maintenance building, and the
removal of the temporary buildings the parking lot ceased to be used. This area is
currently fenced off along Mandarina and most of the south property line. The
clubhouse will have 230 parking spaces which comply with the parking requirements
for the golf course and ancillary restaurant and clubhouse use.
In 1989, the majority of the project area was subdivided into two residential lots for
nine condominium units fronting on a cul-de-sac and several common area lots. This
street and units were never constructed since the area was used for a parking lot.
PROJECT REQUEST
The applicant is proposing to subdivide the 4.02-acre site into 12 single-family
residential lots (Attachment 2). Several miscellaneous lots would be created, primarily
for storm water retention areas, landscaping and the private street.
The proposed density of this subdivision is 3.00 dwelling units per acre which is within
the maximum four dwelling units per acre range allowed in the Specific Plan, Zoning
Code and General Plan land use designation. The existing RL zoning on the property
requires a minimum lot size of 7,200 square feet. All lots exceed this requirement
with the smallest lot being 11,550 square feet, the largest 16,165 square feet, for an
average of 14,332 square feet.
The project will have a single 36-foot wide curvilinear cul-de-sac street that allows
parking on both sides. On -site storm water will be drained into the existing system
within the Citrus.
DISCUSSION
With this project an additional three residences will be constructed over the original
nine condominium residences. The Citrus Specific Plan allows a total of 557 units. To
date, subdivision map approvals have created lots 554 residences. Therefore, this
increase of two lots is acceptable.
In order to provide vehicular visibility at the new street intersection, at Mandarina,
Public Works Department has recommended a condition to ensure visibility at the
intersection.
PAReports - PC\7-27-2004\Marvin 32068\TT 32068 Rpt.doc
1 p
Public Notice
This map application was published in the Desert Sun newspaper on July 17, 2004.
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.
STATEMENT OF MANDATORY FINDINGS
Findings necessary to recommend approval of this request can be made, as
conditioned, and contained in the attached Resolution for the Tentative Tract Map.
RECOMMENDATION
Adopt Planning Commission Resolution 2004- , recommending to the City Council
approval of Tentative Tract Map 32068, subject to attached Findings and Conditions
of Approval.
Attachments:
1 . Location Map
2. TT 32068 map exhibit
Prepared by:
Stan Sawa, Principal Planner
PAReports - PC\7-27-2004\Marvin 32068\TT 32068 Rpt.doc
Public Notice
This map application was published in the Desert Sun newspaper on July 17, 2004.
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.
STATEMENT OF MANDATORY FINDINGS
Findings necessary to recommend approval of this request can be made, as
conditioned, and contained in the attached Resolution for the Tentative Tract Map.
RECOMMENDATION
Adopt Planning Commission Resolution 2004- , recommending to the City Council
approval of Tentative Tract Map 32068, subject to attached Findings and Conditions
of Approval.
Attachments:
1. Location Map
2. TT 32068 map exhibit
Prepared by:
Stan Sawa, Principal Planner
PAReports - PC\7-27-2004\Marvin 32068\TT 32068 Rpt.doc ') -_
k.r ,
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF THE SUBDIVISION OF FOUR ACRES INTO 12
RESIDENTIAL LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT 32068
MARVIN INVESTMENTS
WHEREAS, The Planning Commission of the City of La Quinta,
California, did on the 27th day of July, 2004, hold a duly noticed Public Hearing to
consider the request of Marvin Investments for the subdivision of four acres into 12
single-family residential lots and other miscellaneous lots, located at on the south
side of Mandarina, approximately 200 feet west of Pomelo, more particularly
described as:
APN'S 772-190-007 THROUGH -012
WHEREAS, said Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the La Quinta Community
Development Department has determined that the request has been assessed in
conjunction with Environmental Assessment 85-034 for Specific Plan 85-006
which was certified on October 15, 1985. No changed circumstances or
conditions are proposed, or new information submitted which would trigger the
preparation of a subsequent environmental review pursuant Section 15162 of the
Guidelines for Implementing the California Environmental Quality Act; 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 to justify a
recommendation for approval of said Tentative Tract Map 32068:
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 because the most of the site is paved and conditions have
been incorporated into the project approval to mitigate impacts.
A.\..a....\tea......\ra 7�f /1C0 .... ..... ..I....
Planning Commission Resolution 2004-
Tentative Tract Map 32068
Marvin Investments
Adopted:
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 32068 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 271h day of July, 2004, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
OSCAR ORCI, Planning Manager
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL — RECOMMENDED
TENTATIVE TRACT MAP 32068
MARVIN INVESTMENTS
ADOPTED:
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 if required:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
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.
PAReports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 'I (>
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
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 Permittee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or his/her designer 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.
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.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 2
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
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 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.
8. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Private Residential Streets measured at gutter flow line to gutter flow
line shall have a 36-foot travel width as shown on the approved
tentative 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.
9. 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\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 3
l
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
10. 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 to include
Mandarina. Such easement may be reduced to five feet in width with the express
written approval of IID.
11. Dedications shall include additional easement as necessary to provide adequate
intersection sight distance, and other features contained in the approved construction
plans and as required by the Public Works Department.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an street geometric
layout, drawn at 1 " equals 40 feet, detailing the abovementioned design aspects.
The geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of intersection sight distance that may
impact the right of way dedication required of the project and the associated
perimeter wall setback requirement.
12. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, and
common areas on the Final Map.
13. 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.
The applicant shall furnish proof of relinquishing the "Common Area" lot from the
Home Owner's Association from the former owner as shown on recorded Tract Map
No. 24890-2.
14. 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
15. 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.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 4
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
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.
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.
16. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
17. The following improvement plans shall be prepared and submitted for review and
approval by the City. 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 Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
B. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
In addition to the normal set of improvement plans, "On -Site Precise Grading" plan is
required to be submitted for approval by the Building Official and the City Engineer.
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements.
18. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 5
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
19. 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
20. Prior to approval of any Final Map, the applicant shall construct all on -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.
21. 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.
22. 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.
23. 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
24. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 6
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
25. 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.
26. 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.
27. 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.
28. 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.
29. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 7
Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
30. 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.
31. 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.
32. 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.
nRAINAC;F
33. Stormwater handling shall conform with the approved hydrology and drainage report
for the Citrus Development. Nuisance water shall be retained onsite and disposed of
via an underground percolation improvement approved by the City Engineer."
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
35. 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.
36. 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.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 8 C _'
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
STREET AND TRAFFIC IMPROVEMENTS
37. 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.
38. The applicant shall construct the following street improvements to conform with the
approved Tentative Tract Map.
A. PRIVATE STREETS
1) Construct full 36-foot wide travel width improvements measured gutter
flow line to gutter flow line with proposed curb and gutter design.
B. PRIVATE CUL DE SACS
1) 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.
39. 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.
40. 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.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 9 l
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
LANDSCAPING
41. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
42. Landscape and irrigation plans for landscaped lots and setbacks, medians, and
retention basins shall be signed and stamped by a licensed landscape architect.
43. The applicant shall comply with Chapter 8.13, Water Efficient Landscape Ordinance,
which requires approval of landscape plans by the Community Development
Department (CDD), prior to plan checking by the Public Works Department.
Concurrently, the applicant shall obtain the signatures of CVWD and the Riverside
County Agricultural Commissioner, prior to submittal for signature by the City
Engineer.
44. 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 streets.
QUALITY ASSURANCE
45. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
46. 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.
47. 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.
48. 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.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 10
Planning Commission Resolution 2004-
Conditions of Approval - Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
MAINTENANCE
49. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
50. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and sidewalks
if required.
FEES AND DEPOSITS
51. 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.
52. 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).
FIRE MARSHAL
53. For residential areas, approved standard fire hydrants, located at each intersection
and spaced 330 feet apart with no portion of any lot frontage more than 165 feet
from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20
PSI.
54. 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.
55. Any turn or turn -around requires a minimum 38-foot turning radius.
56. 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. One set of water plans are to be submitted to the Fire
Department for approval.
MISCELLANEOUS
57. Walls shall be placed to provide adequate intersection visibility.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 11
Planning Commission Resolution 2004-
Conditions of Approval — Recommended
Tentative Tract Map No. 32068
Marvin Investments
Adopted:
58. Proposed street name with a minimum of two alternative names shall be submitted to
the Community Development Department for approval. Names shall be approved
prior to recordation of final map.
59. This tentative tract map shall expire two years after City Council approval, unless
recorded or granted a time extension pursuant to the requirements of Division 13 of
the La Quinta Municipal Code.
60. Minor lot configuration modifications required to comply with these conditions
requirements shall be reviewed and approved by the Community Development
Department and Public Works Department.
61. Production home designs and front yard landscaping requires approval of a Site
Development Permit application.
P:\Reports - PC\7-27-2004\Marvin 32068\Marvin TT 32068 COA.doc 12
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ATTACHMENT 2
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— UNIFIEn
Coachella Valley Unified School District
Office of the Superintendent
P.O. Box 847 • Thermal, CA 92274
760.399.5137 Ext 288 • FAX 399.1052
Foch "TuY' Pepsis
Superintendent
May 5, 2004
To Whom It May Concern:
It is my pleasure to introduce Michael Keebler as a consultant representing the Coachella Valley
Unified School District. I have asked Mr. Keebler to attend meetings and participate in
discussions where matters related to development affecting the school district are presented.
Mr. Keebler is very familiar with the Coachella Valley Unified School District and with the
history of growth and development in the area. He worked with the district from June 1992 until
December 2001 as a state consultant and as the state -appointed trustee. He has recently become
a permanent resident of the valley and is now working with the school district as a private
consultant.
I am very interested in having Mr. Keebler involved, from the beginning, with each project
affecting the school district. He will be able to provide a district perspective throughout the
progress of the projects. I believe you will find his participation in the future development of our
school district to be extremely beneficial to all parties involved.
Thank you for welcoming Mr. Keebler as the newest member of our school district development
team. If you have any questions regarding his assignment, please feel free to contact me at 399-
5137, extension 288.
Sincerely,
Foch "Tut" Pensis
Superintendent
Board of Trustees
Gloria Maldonado, President • Anna V. Rodriguez, Vice President • Maria E. Rios, Clerk
Juanita Duarte • Marguerite Freeman • Joe Murillo • Michael Wells