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2004 12 14 PCI Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California DECEMBER 14, 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 2004-096 Beginning Minute Motion 2004-018 1. CALL TO ORDER A. Pledge of Allegiance B. Roll Call 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 November 23, 2004. B. Department Report G:\WPDOCS\PC Minutes\PCAgendaW.doc 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 O.uinta Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ CONTINUED - ENVIRONMENTAL ASSESSMENT 2004- 526, GENERAL PLAN AMENDMENT 2004-103, ZONE CHANGE 2004-122, SPECIFIC PLAN 2004-074, AND TENTATIVE TRACT MAP 32879 Applicant.......... Trans West Housing, Inc./MG Ranch Land Inc. Location........... Southeast corner of Avenue 54 and Madison Street Request............ Consideration of: 1) A Mitigated Negative Declaration of Environmental Impact; 2) General Plan Amendment to amend the: a) Circulation Element to redesignate Madison Street, between Avenue 54 and Avenue 58, from a Major Arterial to a Primary Arterial; and b) The Land Use Element from Very Low Density Residential to Low Density Residential on ± 159 acres; 3) A request to change the Official Zoning Map from Very Low Density Residential to Low Density Residential on ± 159 acres; 4) Development Principles and guidelines for 303 single- family detached lots, with clubhouse building, common pools and lighted tennis courts, on ± 21 acres; and 5) A division of ± 199 acres into 303 single-family residential lots, a ± 12 acre community center and retention area site, other common area lots. Action .............. Resolution 2004- , Resolution 2004- Resolution 2004- , Resolution 2004- , Resolution 2004- G:\WPDOCS\PC Minutes\PCAgendaW.doc B. Item ................ TENTATIVE TRACT MAP 32751 Applicant.......... Grove Partners LQ, LLC Location........... Southwest corner of Jefferson Street and Pomelo Request............ Consideration of a subdivision of approximately 9.25 acres into 29 single-family and miscellaneous lots. Action .............. Resolution 2004- C. Item ................ SITE DEVELOPMENT PERMIT 2004-817 Applicant.......... Washington 111 L.T.D. Location........... Bounded by Highway 1 1 1, Avenue 47, Washington Street and Adams Street (within Washington Park Commercial Center) Request............ Consideration of development plans for construction of three commercial retail buildings consisting of 5,270, 5,038 and 9,865 square feet. Action .............. Resolution 2004- D. Item ................ SITE DEVELOPMENT PERMIT 2004-818 Applicant.......... La Quinta Partners North Location........... Southwest corner of Westward Ho Drive and Roadrunner Lane Request............ Consideration of architectural plans for two new prototype plans consisting of 3,060 square feet and 3,070 square feet for construction within Tentative Tract Map 31816. Action .............. Resolution 2004- E. Item ................ ENVIRONMENTAL ASSESSMENT 2004-524 AND SPECIFIC PLAN 97-029, AMENDMENT #3 Applicant.......... City of La Quinta Redevelopment Agency Location........... Southwest corner of Dune Palms Road and Highway 1 1 1. Request............ Certification of a Mitigated Negative Declaration of environmental impact and consideration of an Amendment to the existing Centre at La Quinta Specific Plan to add approximately 12.33 acres of land for a Mixed Regional Commercial development. Action .............. Resolution 2004- and Resolution 2004- G:\WPDOCS\PC Minutes\PCAgendaW.doc VI. BUSINESS ITEM: A. Item ................ CONTINUED - SITE DEVELOPMENT PERMIT 2004-816 Applicant.......... K. Hovnanian Homes/Forecast Homes Location........... Northwest corner of Avenue 58 and Madison Street Request............ Consideration of landscape plans for Tract 30092 (Piazza Serena) Action .............. Minute Motion 2004- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. 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 December 28, 2004, at 7:00 p.m. G:\WPDOCS\PC Minutes\PCAgendaW.doc 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, December 14, 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, December 10, 2004. DATED: December 10, 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. G:\WPDOCS\PC Minutes\PCAgendaMdoc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA November 23, 2004 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Ladner to lead the flag salute. B. Present: Commissioners Rick Daniels, Kay Ladner, Ken Krieger, and Chairman Tom Kirk. It was moved and seconded by Commissioners Ladner/Daniels to excuse Commissioner Quill. Unanimously approved. C. Staff present: Oscar Orci, Interim Community Development Director Oscar Orci, Assistant City Attorney Michael Houston, Associate Engineer Paul Goble, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of the regular meeting of November 9, 2004. There being no corrections, it was moved and seconded by Commissioners Daniels/Ladner to approve the minutes as submitted. B. Department Report.: Interim Community Development Director Oscar Orci thanked the Commission for the opportunity to work with them. He will be assuming a position with the City of Banning and believes he has benefited from the growth and learning he has had during his term in La Quinta. Chairman Kirk thanked him for his leadership and wished him well on behalf of the Commission. V. PUBLIC HEARINGS: A. Environmental Assessment 2004-526, General Plan Amendment 2004- 103, Zone Change 2004-122, Specific Plan 2004-074, and Tentative Tract Map 32879; a request of Trans West Housing for consideration of G:\WPDOCS\PC Minutes\11-23-04.doc Planning Commission Minutes November 23, 2004 a subdivision of ± 199 acres into 303 single-family residential lots located at the southeast corner of Avenue 54 and Madison Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Staff requested a continuance of the project to the meeting of December 14, 2004. 2. It was moved and seconded by Commissioners Daniels/Ladner to continue the project to December 14, 2004, as requested. Unanimously approved. B. Environmental Assessment 2004-528 and Site Development Permit 2004-815; a request of Prest-Vuksic Architects/Dr. Steve Phan for certification of a Mitigated Negative Declaration of environmental impact and consideration of development plans for a one story 10,000 square foot office building on a 0.83 acre site located on Caleo Bay, approximately 300 feet north of Avenue 48. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels asked if the applicant had any objections to the Architecture and Landscaping Review Committee's (ALRC) conditions. Staff stated the applicant supported their conditions. 3. Chairman Kirk asked if the applicant would like to address the Commission. Mr. John Vuksic, the architect for the project, stated he had no issues with the conditions and was available to answer any questions. 4. Chairman Kirk asked if there was any other public comment. There being none, the public participation portion of the hearing was closed and open for Commission discussion. 5. Commissioner Ladner commended the architect on his design. 6. It was moved and seconded by Commissioners Daniels/Krieger to adopt Planning Commissioner Resolution 2004-090 certifying a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2004-528, as recommended. G:\WPDOCS\PC Minutes\11-23-04.doc 2 Planning Commission Minutes November 23, 2004 ROLL CALL: AYES: Commissioners Daniels, Ladner, Krieger, Chairman Kirk, NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None 7. It was moved and seconded by Commissioners Daniels/Ladner to adopt Planning Commission Resolution 2004-091, approving Site Development Permit 2004-815, as recommended by staff. ROLL CALL: AYES: Commissioners Daniels, Ladner, Krieger, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. C. Environmental Assessment 2003-523 and Tentative Tract Map 32848 a request of RT Hughes Co., LLC for certification of a Mitigated Negative Declaration of environmental impact and the subdivision of approximately 4.02 acres into 16 lots and miscellaneous lots for the property located on the north side of Avenue 60, approximately 700 feet west of Madison Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magaha presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels asked if any of the other surrounding properties were being denied access for a larger circulation pattern for their developments of their properties. Staff stated it is not necessary to tie into a larger circulation pattern. 3. Commissioner Ladner asked the size of the lots to the east. Staff stated 10,300 feet maximum. Commissioner Ladner questioned the street setback issue; will it have a cutback. Staff explained. 4. Commissioner Krieger asked about the liquefaction issue. Staff noted this would be addressed through the precise grading process. 5. Chairman Kirk asked if the land to the west would be no more than a foot differential. Staff stated there will be a partial retaining wall to retain the property to the west. Chairman Kirk asked if the adjacent property owner agreed to this being on his G:\WPDOCS\PC Minutes\11-23-04.doc 3 Planning Commission Minutes November 23, 2004 property. Staff stated yes. Discussion followed regarding the topography of the site. 6. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Jerry Green, MDS Consulting, representing the applicant stated he agrees with the conditions and staff report. 7. Chairman Kirk asked if the property to the west was no larger than a foot differential in grade and there is an agreement with the adjoining property owner to construct a swale on his property. Mr. Green stated this was correct. 8. Mr. Richard Hughes stated he was the developer and just wanted to thank staff and in particular Oscar Orci for all his work. 9. There being no further questions of the applicant, Chairman Kirk asked if anyone else would like to address the Commission on this matter. There being none, the public participation portion of the hearing was closed and open for Commission discussion. 10. It was moved and seconded by Commissioners Daniels/Ladner to adopt Planning Commission Resolution 2004-092, recommending certification of a Mitigated Negative Declaration for Environmental Assessment 2004-523, as recommended by staff. ROLL CALL: AYES: Commissioners Daniels, Krieger, Ladner, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None 11. It was moved and seconded by Commissioners Daniels/Ladner to adopt Planning Commission Resolution 2004-093, recommending approval of Tentative Tract Map 32848, as recommended by staff. ROLL CALL: AYES: Commissioners Daniels, Krieger, Ladner, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None D. Environmental Assessment 2003-522 and Tentative Tract Map 32397; a request of Foxx Homes for certification of a Mitigated Negative Declaration of environmental impact and the subdivision of 28.42 acres into 74 lots and other common lots for the property located on the west side of Washington Street, north of Laguna de la Paz. G:\WPDOCS\PC Minutes\11-23-04.doc 4 Planning Commission Minutes November 23, 2004 1 . Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff reviewed the changes submitted by the Public Works Department for Condition #20 and #38, #56.A.0)(c), and #58.D.1. Staff also recommends the deletion of monitoring mitigation measure of the site contained n the Environmental Assessment. The Fire Department has agreed to the 18 foot width of the roadways and a 18 foot gate. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels asked if there was any concern about the stability of the plant material. Staff stated no. Staff went on to discuss the cross section diagrams showing the pad elevations. 3. Commissioner Daniels asked if the Laguna de la Paz Homeowners' association (HOA) had been provided copies of the condition changes. Staff stated no. Commissioner Daniels asked if the applicant had met with the homeowners. Staff stated yes. 4. Commissioner Krieger asked if the design of the wall at the west end, adjacent to Laguna de la Paz will come back to the Commission and will the homeowners' association have an opportunity to review it. Staff stated it would be a mutually (between the developer and the HOA) designed wall that will need to be approved by the Architecture and Landscape Review Committee as well as the Planning Commission along with the entire perimeter wall design. 5. Chairman Kirk asked about the east/west sections, Lot 3 to 5 are not a part of this tract. Staff noted Lots 5 and 2 are a part of a different tract that will be combined with tract at a later date. Its main entrance will be through this tract. Chairman Kirk asked where this new tract exists and how many lots are proposed. Staff indicated the location, at the very west sand dune area and stated ten lots were proposed. The new tract would contain the access agreements. Assistant City Engineer Steve Speer explained this access agreement was already in place. Chairman Kirk questioned the blasting into the toe of the slope and asked staff to indicate the location where this was intended to take place. Staff indicated the location on the map and discussion continued. Chairman Kirk noted the Environmental Assessment did not note this to be a significant effect. Are the pad heights needed to be G:\WPDOCS\PC Minutes\11-23-04.doc 5 Planning Commission Minutes November 23, 2004 60 feet for drainage? Assistant City Engineer Steve Speer stated the applicant is trying to create a number of sizable pads and keep the soil on the site. 6. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Jim Foxx, the applicant, stated the pad elevations are at that height is due to the sewer construction and he went on to explain what was being required of them by CVWD for the sewer connection. In regard to the conditions and changes, he generally has no objections. Condition #10 and 58.13.3. they do need clarification with the width of the street. They are proposing a 28 foot street with no parking on either side. This was acceptable to staff. They are working with the HOA at Laguna de la Paz to design the wall. 7. Chairman Kirk asked the applicant where they intended to blast the mountain. Mr. Foxx stated they have no intention to blast. They do intend to blow the sand off the rock. If the "live" rock has been discolored, they intend to color it to make it blend in. Chairman Kirk asked if he would have any objection to a condition being added to require them to maintain the integrity of the toe of the slope. Mr. Foxx stated he would have no objection. He went on to describe the project. 8. Chairman Kirk asked if anyone else would like to address the Commission on this matter. Mr. Charles Pariano, 48-114 Vista Cielo, Vice President of the Laguna de la Paz HOA, and would like to just go on record that they are working with the applicant in regard to the wall and any other issues of the wall and they hope to continue this relationship to make this a good project. 9. There being no further public participation, the public participation portion of the hearing was closed and open for Commission discussion. 10. Commissioner Daniels noted this was a difficult piece or property to be developed, but he is excited about the entry design. 11. Chairman Kirk commended the applicant and HOA on their ability to work between themselves to resolve their issues and he thanked them for their work. 12. It was moved and seconded by Commissioners Krieger/Daniels to G:\WPDOCS\PC Minutes\11-23-04.doc 6 Planning Commission Minutes November 23, 2004 adopt Planning Commission Resolution 2004-094, recommending certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2003-522, as recommended. ROLL CALL: AYES: Commissioners Daniels, Ladner, Krieger, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None 13. It was moved and seconded by Commissioners Ladner/Krieger to adopt Planning Commission Resolution 2004-095, recommending approval of Tentative Tract Map 32397 as recommended. a. Condition 20: Delete and insert the following: "The applicant shall provide temporary emergency -vehicle -only access to this tract via the existing driveway near the north property line, until permanent access across the adjacent landowner's land is made available providing access to the future signal at the Washington Street/Lake La Quinta Drive intersection. The applicant shall remove the temporary access improvements and install permanent improvements connecting this tract to the permanent access route within one year of the permanent access easement becoming available." b. Condition #38: Delete and insert the following: "The applicant shall meet and confer with the Laguna de la Paz HOA and establish a mutually agreeable landscape and wall concept along the joint property line that allows the applicant to maintain the pad elevations shown on the tentative map. The mutually agreed upon improvements shall be installed at the applicant's expense." C. Condition 56.A.M(c): Delete the last sentence of this paragraph regarding minimum boulder clearance from the sidewalk and insert the following: "Adequate sight distance shall be provided near the sidewalk to ensure pedestrian safety. Boulders proposed for placement in the right of way shall be of a size and configuration approved by the City Engineer." d. Condition #58.D.1: Delete the last sentence of this condition regarding the time frame for installation of the traffic signal at Lake La Quinta Drive. e. Condition clarification regarding the connecting street be 28 feet wide. G:\WPDOCS\PC Minutes\11-23-04.doc 7 Planning Commission Minutes November 23, 2004 e. Condition added: The toe of slope integrity shall be protected and preserved but may be cleaned up in regard to color. ROLL CALL: AYES: Commissioners Daniels, Ladner, Krieger, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None VI. BUSINESS ITEMS: A. Site Development Permit 2004-816; a request of K. Hovnanian Homes/Forecast Homes for consideration of landscape plans for Tract 20092 located at the northwest corner of Avenue 58 and Madison Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Staff requested a continuance of the project to the meeting of December 14, 2004. 2. It was moved and seconded by Commissioners Daniels/Krieger to continue the project to December 14, 2004, as requested. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Krieger to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on December 14, 2004, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:56 p.m., on November 23, 2004. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\11-23-04.doc 8 PH #A STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 2004 CASE NO'S: ENVIRONMENTAL ASSESSMENT 2004-526 GENERAL PLAN AMENDMENT 2004-103 ZONE CHANGE 2004-122 SPECIFIC PLAN 2004-074 TENTATIVE TRACT 32879 REQUESTS: 1. ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EA 2004-526), 2. GENERAL PLAN AMENDMENT 2004-103, A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN CIRCULATION AND LAND USE ELEMENTS: A. TO RE -DESIGNATE MADISON STREET, BETWEEN AVENUE 54 AND AVENUE 58, FROM A MAJOR ARTERIAL (6-LANES) TO A PRIMARY ARTERIAL (4-LANES) 3. ZONE CHANGE 2004-122, A REQUEST TO CHANGE THE LA QUINTA OFFICIAL ZONING MAP, FROM VERY LOW DENSITY RESIDENTIAL (RVL) TO LOW DENSITY RESIDENTIAL (RL), ON ± 159 ACRES, 4. SPECIFIC PLAN 2004-074, APPROVAL OF DEVELOPMENT PRINCIPLES AND GUIDELINES FOR 303 SINGLE-FAMILY DETACHED LOTS, WITH CLUBHOUSE BUILDING, COMMON POOLS AND LIGHTED TENNIS COURTS, ON ±21 ACRES, AND; 5. TENTATIVE TRACT MAP 32879, A DIVISION OF ± 199 ACRES INTO 303 SINGLE-FAMILY LOTS, A ± 12 ACRE COMMUNITY CENTER AND RETENTION AREA SITE, AND OTHER COMMON AREA LOTS LOCATION: SOUTH SIDE OF AVENUE 54, EAST SIDE OF MADISON STREET, NORTH SIDE OF AVENUE 55, TO 1 /4 MILE WEST OF MONROE STREET (ATTACHMENT 1) APPLICANT/ PROPERTY OWNER: TRANSWEST HOUSING / MG RANCH LAND INC. ENGINEER: MSA CONSULTING ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 2004-526 FOR THE REFERENCED CASES. BASED ON THIS ASSESSMENT, THE COMMUNITY DEVELOPMENT DEPARTMENT 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, AND 1S RECOMMENDED FOR ADOPTION GENERAL PLAN: (EXISTING) VERY LOW DENSITY RESIDENTIAL (VLDR); ± 159 ACRES LOW DENSITY RESIDENTIAL (LDR); ±40 ACRES ZONING: (EXISTING) VERY LOW DENSITY RESIDENTIAL (RVQ; ± 159 ACRES LOW DENSITY RESIDENTIAL (RL); ±40 ACRES GENERAL PLAN: (PROPOSED BY APPLICANT) VERY LOW DENSITY RESIDENTIAL (VLDR); ± 159 ACRES LOW DENSITY RESIDENTIAL (LDR); ±40 ACRES ZONING: (PROPOSED BY APPLICANT) LOW DENSITY RESIDENTIAL (RL) BACKGROUND: Site Background The project site encompasses approximately 199 acres, and is currently partially developed with agricultural and equestrian land uses. Lands on the west side of the property and in the southeastern quadrant of the site are vacant desert lands. A 40-acre single-family estate home and equestrian compound, not part of the site, exists north and central to the site, surrounded on three sides by the proposed project. The site is bounded on its north and west by Avenue 54 and Madison Street, respectively. Portions of the project site (about 40 acres) and lands to the east have been or are in agriculture 00? Tamarisk rows border the west and north property lines, and also run along quarter section lines within the property. No riparian, wetland or other biological habitat was identified on the project site. Project Request The applicant proposes to subdivide the ± 199 acre site into a single-family subdivision of 303 residential lots (Attachment 2), which will include a 12 acre site for a community center and retention basin. To accomplish this, a Specific Plan (SP), General Plan Amendment (GPA) and Zone Change (ZC) have also been filed, requesting an amendment to the Circulation Element to designate Madison Street as a Primary Arterial, from the current major Arterial designation, and a zone change on a 159-acre portion of the site, from Very Low Density Residential to Low Density Residential zoning. The applicant has not proposed any land use changes as part of their General Plan Amendment request. The Specific Plan includes various development standards that will take precedence over the same standards in the underlying zoning. General Plan Amendment 2004-103 The proposed GPA involves ± 159 of the 199 acre site, and involves three amendments to the General Plan. Two of these are staff -recommended amendments. The first part of this action is a request to amend the Circulation Map for Madison Street between Avenue 54 and Avenue 58 (Attachment 3). Currently, that section of Madison is designated as a Major Arterial (six -lane, 120-foot right-of-way). The request is to re -designate this section to a Primary Arterial (four -lane, 100-foot right-of-way). The purpose of the request is to coordinate this project with existing area improvements, which were installed under the previous General Plan designation for Madison Street as a Primary Arterial. In addition, buildout and traffic volume assignments for the southeast area of the City are not as impacted as originally forecast during the 2002 General Plan Update process. The second is a staff -initiated amendment to one of the General Plan land use designations currently assigned to the site (Attachment 4). The existing land use designations assign Very Low Density Residential (VLDR, Up to 2 units/acre) over ± 159 acres of the site, with the remaining ± 40 acres of the project area designated for Low Density Residential (LDR, Up to 4 units/acre). Staff recommends that the General Plan Amendment as proposed also include a land use change for the 40-acre LDR parcel to be designated as VLDR, consistent with the remainder of the site and surrounding area. The third part involves a pedestrian/hiking trail designation, which runs easterly along the Avenue 55 alignment from Madison Street for one-half mile along the 0 () '� south project boundary (Attachment 5). Based on the current trail system provisions and development patterns in the area, staff is proposing that its current status be reviewed, and any change be incorporated into this General Plan Amendment. Zone Change 2004-122 This application proposes to affix the Low Density Residential (RL) zoning district over the entire project area. The existing designations assign Very Low Density Residential (RVL) on ± 159 acres of the site, and Low Density Residential (LDR) on the remaining ± 40 acres of the project site. Specific Plan 2004-074 The proposed Specific Plan establishes general design guidelines, land uses and development standards, for a gated development that combines residential and recreational uses within the 199-acre site boundary. The following uses and amenities are proposed: • 303 single-family lots, from 11,000 to 40,000 square feet Homes will range from 2,800 to 5,500 square feet Private internal equestrian trails • 12-acre clubhouse site, with pool, 2 tennis courts, putting green, pond with fishing dock, horse pasture, event and retention areas The Specific Plan includes conceptual site designs and architectural elevations for several of these proposed uses. While they set forth a specific design theme and incorporate several detailed perspectives, these concepts should be considered as such and not interpreted to be precise pre -construction drawings. Tentative Tract Map 32879 The Tentative Tract Map application is to subdivide the ± 199 acre site into 303 single-family residential lots. The overall density of the project is 1.5 units per acre. The tract boundary forms a "U" shape around the existing Mery Griffin 40-acre estate property which will remain. The Specific Plan is divided into groupings by lot size, with 12,000, 15,000, 20,000 and 40,000 square -foot minimum lot size areas. There are several smaller lots (between 11,000 and 12,000 square feet) located around the east perimeter of the site. The largest lots are located in the center of the project, oriented around the Mery Griffin estate property. There are three main access points for the project; two from Avenue 54, and one onto Madison Street. Street "A" is considered the main entry road, traversing the project from the Madison Street guardhouse access up to the eastern Avenue 54 access. Street "B" extends north from Street "A" up to the westerly Avenue 54 rA access point. Both Avenue 54 access points will be gated and unmanned. Most internal streets are a 41-foot right-of-way width, except where widened at project entries. Streets "DD", "EE", "I" and "K", which serve the larger custom lots that surround the Griffin estate property, will be a 29-foot right-of-way. Some of these streets accommodate a 15-foot wide multi -use trail easement; these trails generally run within and around the central and northern portions of the site, and connect with the required multi -purpose trails along the project frontage of Avenue 54 and Madison Street. Public Notice This proposal was advertised in the Desert Sun newspaper on October 19, 2004. All property owners within 500 feet of the site were mailed a public hearing notice copy. To date, written comments have been received beyond those from public agencies. A letter from Ms. Gayle Cady was received (Attachment 6) indicates their concerns regarding a trail designation along the south side of the project. A letter from Mr. John Gamlin, representing The Hideaway, was received (Attachment 7) indicating their support for the project, provided their concerns regarding the tamarisk trees and utility undergrounds are addressed. Any comments received prior to the meeting but not included in this report, will be presented to the Planning Commission. Public Agency Review Staff mailed a copy of the applicant's request to responsible public agencies on September 29, 2004. All written comments received are on file with the Community Development Department. All agency comments received have been made part of the Conditions of Approval for this case, to the extent they are applicable. Historic Preservation Commission On October 21, 2004, the City's Historic Preservation Commission (HPC) reviewed and accepted the property owner's Phase I Archaeological Survey Report. The survey included both records search and on -site investigations. The investigations identified six prehistoric sites and five isolates on the project site. A Phase II testing and evaluation of these finds was then prepared for HPC review. The Phase II evaluation was completed and reviewed by the HPC on November 18, 2004. The HPC accepted the Phase II evaluation subject to monitoring of the site for both archaeological and paleontological resources. Staff has incorporated those measures adopted by the HPC into the Conditions of Approval. ANALYSIS Based on the provisions of the General Plan, Zoning Code, and the Subdivision Ordinance, the following analysis of the project is provided: General Plan Consistency The General Plan designates the project site as Low Density Residential on about 40 acres, and Very Low Density Residential on about 159 acres. GPA 2004-103 originated as a proposal to downgrade Madison Street from a Major Arterial (six - lane) to a Primary Arterial (four -lane) for the section between Avenue 54 and Avenue 58. While this is the only requested change to the General Plan by the applicant, staff recommends expanding the scope of the Amendment to clarify the project within the context of the General Plan. 1. Traffic: A General Plan Amendment is proposed, which will reduce the road classification and associated cross-section for Madison Street (Attachment 8) from its current Major Arterial (6 lanes, divided), to a Primary Arterial (4 lanes, divided). The potential impacts associated with this General Plan Amendment were studied in a traffic analysis prepared for the project. The focus of the analysis was to determine whether Madison Street had been "over -designed" in the General Plan, and whether the 6 lanes were necessary to accommodate existing plus projected traffic at buildout of the General Plan, given the development which has occurred in this area of the City. The analysis found that the approved projects in this area will generate 22,560 fewer daily trips than that analyzed in the General Plan. The analysis further found that approximately 50% of these trips will travel on Madison Street. Therefore, the potential trips on Madison Street will be reduced from the General Plan assumption of 41,300-43,700 to 30,020 to 32,420 (depending on location). The capacity of a 6-lane divided roadway is 57,000 daily trips, while the capacity of a 4-lane divided roadway is 38,000 daily trips. The revised traffic volume for Madison Street falls within the capacity of a 4-lane divided roadway, therefore the proposed General Plan Amendment will have less than significant impacts on traffic and circulation at General Plan buildout. 2. Land Use: The existing General Plan land use designations for the site have the potential to allow up to 478 single family homes on the project site, resulting in up to 1,200 persons on the site. The development of the proposed project has the potential to generate up to 303 single family homes, 155 fewer than permitted under the current Very Low and Low Density Residential land use designations on the property. Given the project goals and design, staff has recommended that the General Plan amendment be modified, to designate Very Low Density Residential over the entire site. This would eliminate the current ±40 acres of Low Density Residential designated for the southwest corner of the site. The project proposal will generate 303 lots, with a maximum population of about 758 persons. Even with the entire site at Very Low Density Residential, the project itself would remain 237 persons and 95 units less than the maximum population � r: potential under that land use designation. In relation to the proposed zone change, the applicant has proposed to rezone the entire site to Low Density Residential. While the specific plan provides development standards to govern the project as designed, they are based on a combination of Low Density and Very Low Density standards. Allowing the zoning as proposed at Low Density Residential would not affect the project as currently designed, and would allow greater flexibility in housing and lot design. It would also encourage a greater amount of open space in a subsequent development, in the event this project does not build out and the specific plan is revised or abandoned. 3. Pedestrian Hiking Trail — As previously noted, a letter was received from Gayle Cady, a District 4 Trails Committee member with concerns about the extension of the current hiking trail designated along a half -mile section of Avenue 55 from Madison Street. This trail was originally intended as a pedestrian route only, to provide access to a proposed park in the 1992 La Quinta General Plan (Attachment 9). The proposed park was not incorporated into the current General Plan, due to development of the Norman Course and vacation of Avenue 55 right-of-way. At present this trail does not lead to any planned or existing park or other public facility, nor is it usable within the context of existing improvements for the area. The City has provided for multi -purpose trail designations utilizing the entire one -mile grid street pattern. As Avenue 55 is not planned, either on the Circulation Element or as a local street, it is recommended that this segment be removed from the General Plan as part of the General Plan Amendment for this project. Specific Plan 1. The Griffin Ranch Specific Plan sets forth 'general guidelines for development of the proposed uses therein. Generally, these guidelines are tailored to the project as a whole and not to the individual uses. Therefore, Site Development Permit (SDP) approval will be required for architectural, landscape and site plan components of the residential and ancillary uses proposed. Due to surrounding development and the site's location along two main arterial roadways that are General Plan -designated Agrarian Image Corridors, building heights are required to be limited to address noise, minimize appearance of building mass, and to ensure that view sheds and privacy are not excessively restricted. The plan incorporates a 22-foot building height limit for all structures within 150 feet of Avenue 54 and Madison Street. The findings of the acoustic analysis prepared for this project have been incorporated into the conditions of approval. 0 0'7 2. An overall preliminary landscaping plan, based on the conceptual Specific Plan drawings, is recommended to be required for all common area landscaping, internal and perimeter streetscapes and parkways, and accessory common area building sites, prepared to the requirements of the adopted Water Efficient Landscape Ordinance, to include a preliminary estimate of water use for the entire site. Landscape plans have been required by the conditions to be reviewed and accepted by the ALRC and Planning Commission, prior to commencing with final landscape construction plans for plan check review. 3. The proposed project will include single family homes of up to two stories in height. The size of the lots (from 12,000 to 40,000 square feet) and the limitation of single story development within 150 feet of either Madison Street or Avenue 54 will limit the potential aesthetic impacts associated with the project. Tennis court lighting plans will require review prior to installation, along with landscape lighting designs for perimeter parkways and all other common area improvements. Tentative Tract Ma 1. As previously noted, staff has received a letter from John Gamlin, representing The Hideway project, the second phase of which is located on the north side of Avenue 54, across from the Griffin Ranch property. The concerns expressed involve the underground relocation of electrical distribution lines along Madison Street, and the removal of the tamarisk trees along the south side of Avenue 54. Staff has been working with the applicant, Transwest Housing, to obtain the necessary right-of-way for improvement of Avenue 54 along Mr. Griffin's estate frontage, which will not be part of the Griffin Ranch project. Mr. Griffin has expressly stated that he would like to maintain the tamarisk trees to restrict views into his property. The Public Works Department has reviewed a dedication agreement that would allow a timely improvement of Avenue 54 while affording Mr. Griffin a reasonable time period to remove the tamarisk trees and incorporate an alternative view screen method. In regard to the underground relocation of electrical facilities, the Specific Plan states that these distribution lines are rated at 12.5kv, and that any lines 34kv or less are required to be relocated underground. The La Quinta General Plan requires that all distribution lines serving new development, up to 34.5 kv, shall be installed underground. 2. As the Griffin estate property is not a part of the Specific Plan, its provisions do not apply to that property. Any improvements associated with it are regulated under the City's zoning and subdivision ordinances. It is proposed that a new screen wall of approximately 8 feet in height will be built along the Griffin estate frontage on Avenue 54. The wall would be situated on the upside of a 4-foot high berm, sloping down from the wall to the ultimate sidewalk (Attachment 10). This would achieve a 12 foot overall height as desired by Mr. Griffin. In most cases, walls are limited to 6 feet in height, but the zoning code does cite certain exceptions, and allows for some interpretation. Staff has determined that this can be achieved within the limits of the Zoning Code, based on the wall being a minimum of 10 feet back of the ultimate right-of-way for Avenue 54, as illustrated in the attachment. STATEMENT OF MANDATORY FINDINGS: Findings for each case associated with the staff -recommended decision on this project have been made, and can be found in the attached resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2004- , recommending adoption of Environmental Assessment 2004-526, subject to findings, 2. Adopt Planning Commission Resolution 2004- recommending approval of General Plan Amendment 2004-103, 3. Adopt Planning Commission Resolution 2004- recommending approval of Zone Change 2004-122, 4. Adopt Planning Commission Resolution 2004- , recommending approval of Specific Plan 2004-074, subject to conditions, and; 5. Adopt Planning Commission Resolution 2004- recommending approval of Tentative Tract 32879, subject to conditions. Attachments: 1. Location Map 2. SP 2004-074/TT31798 layout 3. General Plan Circulation Element excerpt for Madison Street 4. General Plan Land Use for project site 5. General Plan Pedestrian Hiking Trail designation along Avenue 55 6. Letter from Gayle Cady, dated November 18, 2004 7. Letter from John Gamlin, dated November 5, 2004 8. General Plan Arterial Street Cross Sections 9. 1992 General Plan Parks and Recreation Policy Diagram, excerpt 10. Proposed Avenue 54 wall profile, Griffin estate property frontage 0r)�. Ij ", Prepared by: t Wallace Nesbit, Associate Planner PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR, GENERAL PLAN AMENDMENT 2004-103, ZONE CHANGE 2004-122, SPECIFIC PLAN 2004-074, AND TENTATIVE TRACT MAP 32879 ENVIRONMENTAL ASSESSMENT 2004-526 TRANSWEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004 hold a duly noticed Public Hearing, previously continued from November 9, 2004 and November 23, 2004, to consider the request of Transwest Housing to recommend adoption of Environmental Assessment 2004- 526, prepared for, General Plan Amendment 2004-103, Zone change 2004-122, Specific Plan 2004-074 and Tentative Tract 32879, located generally on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2/ OF SECTION 15, T67S R7E, S.B.B.M. WHEREAS, said Environmental Assessment complies 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 conducted an Initial Study (Environmental Assessment 2004-526) 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 that a Mitigated Negative Declaration of environmental impact should be adopted; 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 recommending to the City Council adoption of said Environmental Assessment: 1. The proposed applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2004-526. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to PAReports - PC\12-14-2004\GriffinRanch SP074\resos\peresoea526.doc Planning Commission Resolution 2004- Environmental Assessment 2004-526 Transwest Housing Adopted: December 14, 2004 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. Development of the site has the potential to impact cultural and paleontologic resources. However, the mitigation measures included in the project approval will reduce these potential impacts to less than significant levels. 3. 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. The site does not contain significant biological resources. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as the proposed project supports the long term goals of the General Plan by providing a variety of housing opportunities for City residents. No significant effects on environmental factors have been identified by the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. The construction of 303 residential units will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. Revised traffic information shows that the area -wide circulation system, as amended under General Plan Amendment 2004-103, will provide adequate traffic volume capacity for this and other approved area projects. 6. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. The proposed project has the potential to adversely affect human beings, due to air quality and noise impacts. The Coachella Valley is in a non -attainment area for PM 10, and development of the site will generate PM 10; however, several mitigation measures to reduce the potential impacts on air quality have been incorporated into the project approval. The acoustical study analyzed for this project indicates that noise impacts will be addressed through mitigation measures, which will lower the potential for significant impacts to less than significant levels. 7. There is no substantial evidence in light of the entire record that the project may ,. have a significant effect on the environment. 0 i PAReports - PC\12-14-2004\GriffinRanchSP074\resos\peresoea526.doc Planning Commission Resolution 2004- Environmental Assessment 2004-526 Transwest Housing Adopted: December 14, 2004 8. The Planning Commission has considered Environmental Assessment 2004-526 and said reflects the independent judgment of the City. 9. 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). 10. 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 correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council adoption of Environmental Assessment 2004-526 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Program, attached and on file in the Community Development Department. 3. That Environmental Assessment 2004-526 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 141h day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresoea526.doc Planning Commission Resolution 2004- Environmental Assessment 2004-526 Transwest Housing Adopted: December 14, 2004 ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresoea526.doc Environmental Checklist Form Project title: General Plan Amendment 2004-103, Zone Change 2004-122, Specific Plan 2004-074, Tentative Tract Map 32879 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: Southeast corner of Avenue 54 and Madison Street. APN: 767-320-001, 002, 004; 767-320-012 5. Project sponsor's name and address: Transwest Housing 47-120 Dune Palms Road, Suite C La Quinta, CA 92253 6. General plan designation: Current: Very Low 7. Zoning: Current: Very Low Density Density Residential and Low Density Residential/Equestrian Overlay Residential Proposed: Low Density Residential Proposed: Low Density 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.) General Plan Amendment and Zone Change to modify the land use designation on the property from Very Low Density and Very Low Density/Equestrian Overlay, respectively, to Low Density Residential. These amendments affect a property of 199 acres. General Plan Amendment to modify the roadway classification of Madison Street from a Major Arterial to a Primary Arterial. Specific Plan to establish the design standards and guidelines for the development of a master planned community including 303 residential lots and open space areas. The Specific Plan includes standards and guidelines for architectural and landscape architectural themes, internal circulation and common area amenities. The Specific Plan is divided into groupings by lot size, with 12,000 square foot minimum lot size areas, 15,000 square foot minimum lot size areas, 20,000 square foot minimum lot size areas, and 40,000 square foot minimum lot size areas. Smaller lots are located around the perimeter of the site. The largest lots are located in the center. Tentative Tract Map to subdivide 199 acres into 303 single family residential lots, as well as lettered lots for a community clubhouse, streets, retention basins and three well sites. Thei • J -1- project will also incorporate an internal equestrian/pedestrian trail system. The proposed project is located at the southeastern corner of Madison Street and Avenue 54. One access point is proposed for Madison Street. Two access points are proposed from Avenue 54. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Avenue 54, Vacant, Single family residential (Low Density Residential and Golf Course Open Space) South: Single family residential and golf course (Low Density Residential and Golf Course open Space) West: Madison Street, Single family residential and golf course (Low Density Residential and Golf Course Open Space) East: Vacant, single family residential (Very Low Density Residential) 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District O i €, -2- 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 Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Mandatory Findings of Significance Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Systems 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. November 15, 2004 Signature Date -3- 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 prof 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. 0 1 � -4- 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. -5- 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 project site is currently partially developed with agricultural and equestrian land uses. Lands on the west side of the property are vacant desert lands. Lands in the southeastern quadrant of the site are also vacant desert lands. A single family home and equestrian compound occur in the north -central portion of the site, and are not a part of the proposed project, although the proposed project will surround this property on three sides. Madison Street and Avenue 54 are designated Agrarian Image Corridors in the General Plan. As such, the project will be required to provide enhanced landscaped parkways along both streets to meet the standard of this designation. The proposed Specific Plan includes a 12 foot parkway on both Madison Street and Avenue 54, and a 20 foot multi -use easement immediately adjacent to the right of way. These areas will be designed to include multi- use trails along both streets. The proposed project will include single family homes of up to two stories in height. The size of the lots (from 12,000 to 40,000 square feet) and the limitation of single story development within 150 feet of either Madison Street or Avenue 54 will limit the potential aesthetic impacts associated with the project. The residential, low intensity character of the project, and the enhanced parkway and trails provided on the perimeter of the site, will serve to limit visual impacts associated with the project site. The overall impacts associated with development of the site are expected to be less than significant. There are no rock outcroppings or other significant resources on the site. Impacts associated with scenic resources are expected to be insignificant. -6- The construction of the proposed project will cause an 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. Further, residential lighting is generally limited, and of low intensity. Impacts will not be significant. 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 project site is located adjacent to single family residential development and golf course on the west and south. Portions of the project site (about 40 acres) and lands to the east have been or are in agriculture. The site is located in a rapidly urbanizing area of the City, and is not currently under Williamson Act contract. The loss of the 40 acres of agricultural use within the project site will not be significant. The proposed project will not prevent the continued use in agriculture of lands to the east. However, in the long term, this area of the City is expected to develop according to the General Plan land use designations assigned to the property, and to build out in residential developments of varying sizes. The loss of 40 acres of agricultural land is not considered to be significant. 021 -7- 1. A Fugitive Dust Control Management Plan shall be prepared and submitted to the City Engineer for review and approval prior to the issuance of grading permits. 2. The project proponent shall comply with all SCAQMD Rules, including but not limited to rules 403, 1108 and 1108.1, and 1113. 3. Grading activities shall be limited to 13 acres per day to the greatest extent possible. 4. Earth moving activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 5. Portions of the site being graded shall be watered so that a crust will form on the ground surface, and watered at the end of each day. 6. All construction roads should be watered, paved as soon as possible and cleaned at the end of each work day. 7. Landscaping shall be installed as soon as possible after the completion of grading activities. 8. Construction operations on Avenue 54 and Madison Street shall occur only during off-peak hours. 9. Architectural coatings shall not be applied when asphalt paving or other high- VOC emissions are occurring on site. 10. The use of precoated building materials, natural materials, water based coatings, high efficiency coating equipment and skilled workers shall be used to the greatest extent possible to limit ROC emissions during the construction process. Implementation of these mitigation measures will ensure that impacts associated with air quality are mitigated to a less than significant level. III. d) & e) The project is not expected to generate objectionable odors, nor will it expose residents to concentrations of pollutants. 0q -9- 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, either X 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(`Biological Assessment..." James Cornett, August 2004) b) Have a substantial adverse effect on any X 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? ("Biological Assessment..." James Cornett, August 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? ("Biological Assessment..." James Cornett, August 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? ('Biological Assessment..." James Cornett, August 2004) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance("Biological Assessment..." James Cornett, August 2004) 0 Conflict with the provisions of an njj -10- adopted Habitat Conservation Plan, X Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (`Biological Assessment..." James Cornett, August 2004) IV. a)-f) A biology study was prepared for the proposed project2. The study included the entire property, with a particular focus on the northwestern and southeastern portions of the site, which are undisturbed desert lands. No listed species were found on the project site. Surveys for desert tortoise and burrowing owl were negative. The Palm Springs ground squirrel was trapped in the northwestern quadrant of the site. No riparian or wetland habitat was identified on the project site. The study further found that the site does not occur within the fee boundary of the Coachella Valley Fringed -toed Lizard Habitat Conservation Plan, and that no fee is therefore required. Impacts associated with biological resources are expected to be less than significant. 2 "Biological Assessment and Impact Analysis of the proposed Griffin Ranch," prepared by James W. Cornett, August 2004. r) r. -11- 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? ("Historical/Archaeological Resources Survey," CRM Tech, September 2004) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to'15064.5? ("Historical/Archaeological Resources Survey," CRM Tech, September 2004) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (General Plan Exhibit 6.8) d) Disturb any human remains, including X those interred outside of formal cemeteries? ("Historical/Archaeological Resources Survey," CRM Tech, September 2004) V. a)-b) & d) Both Phase I and Phase H cultural resources studies were completed for the proposed project site 3. The study identified and recorded six potentially significant cultural resource sites within the project area, CA-RN-7521 through —7526. These sites consist of ceramic scatters and groundstone fragments which require further evaluation in order to determine whether they are significant. In order to determine their potential significance, a testing program was developed and implemented. This program involved the re -surveying, mapping and collection of materials at the recorded sites. The laboratory analysis for these recovered materials is not yet complete, however, the archaeologist believes that the six sites' potential significance has been mitigated by the collection of materials, and the analysis being performed on them now. The potential impacts associated with the cultural resources at the site have therefore been mitigated to less than significant levels. The following conditions were adopted by the Historic Preservation Commission, and shall be incorporated into the project approval: 1. Local tribes shall be contacted in writing for comments prior to issuance of the first grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within 3 "Historical/Archaeological Resources Survey Report Griffin Ranch Project," prepared by CRM Tech, Septemb 2004; and "Archaeological Testing and Mitigation at Griffin Ranch," prepared by CRM Tech, October 2004. U -12- one month prior to issuance of any grading permit. One Native American monitor shall be required should the tribes request it. 2. The site shall be monitored during on and off -site trenching and rough grading by qualified archaeological and paleontological monitors. Proof of retention of monitors shall be submitted to the City prior to issuance of the first earth -moving or clearing permit. 3. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first production home permit for the project. 4. 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. 5. Results of the final artifact analysis and site interpretation shall be submitted to the Community Development Department for review by the Historic Preservation Commission prior to issuance of the first grading, clearing or grubbing permit. V. c) The proposed project site lies within the General Plan's mapped boundary for ancient lake Cahuilla. In order to assure that potential impacts associated with paleontologic resources are mitigated, the following mitigation measure shall be implemented: 1. A paleontologic resource survey shall be conducted on the project site prior to the initiation of any ground disturbance. The study shall be conducted in conformance with the City's standards for such a study, and shall be submitted for review and approval. With the implementation of this mitigation measure, potential impacts associated with paleontologic resources will be mitigated to a less than significant level. 02t7 -13- 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 X 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? ("Geotechnical Investigation," Sladden Engineering, August 2004) ii) Strong seismic ground shaking? X ("Geotechnical Investigation," Sladden Engineering, August 2004) iii) Seismic -related ground failure, X including liquefaction? ("Geotechnical Investigation," Sladden Engineering, August 2004) iv) Landslides? ("Geotechnical Investigation," X Sladden Engineering, August 2004) b) Result in substantial soil erosion or X the loss of topsoil? ("Geotechnical Investigation," Sladden Engineering, August 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," Sladden Engineering, August 2004) 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," Sladden Engineering, August 2004) -14- © ( �4- VI. a)-e) A geotechnical analysis was completed for the project site 4. The study found that the project site is not located within an Alquist-Priolo earthquake study zone. The study also found that development of a residential project on the project site is feasible, with the implementation of standards already in place at the City. The study included borings, which did not encounter water at a depth of up to 50 feet, indicating that the site is not subject to liquefaction. The site is not located adjacent to rock outcroppings or hillsides, and is therefore not subject to landslides or rock fall. The site is not located on expansive soils. The single family units on the project site will be connected to CVWD sewer systems, and will therefore not require septic tanks. Overall impacts to geology and soils are expected to be less than significant. 4 "Geotechnical Investigation Proposed Griffin Ranch Residential Development," prepared by Sladden Engineeringo August 2004. -15- 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? (General Plan MEA, p. 95 ff.) 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? (General Plan MEA, p. 95 ff.) 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? (General Plan MEA, p. 95 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 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 -16 .;i 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) VII. a)-h) The proposed development of single family homes will not create a significant impact on or from hazardous materials. The City's solid waste contractor implements household hazardous waste programs which assure that such materials are disposed in a safe manner. No impacts are expected. (' ' ; -17- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI11. HYDROLOGY AND WATER UALITY -- 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? (General Plan EIR p. III-187 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-187 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. III-187 ff.) f) Place housing within a 100-year flood X -18- 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- 187 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 development of the site will result in the need for domestic water service use in the offices, and for landscaping irrigation. 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 be required to implement the City's water efficient landscaping and construction provisions, including requirements for water efficient fixtures, 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. VIII. c) & d) The City requires that all projects retain the 100 year storm on site. The applicant is proposing a series of open space/retention areas on the project site which will be used to retain storm water in the event of a storm. The hydrologic and hydraulic calculations associated with this system will be approved by the City Engineer prior to the approval of grading permits for the project site. These existing City standards will assure that the proposed project will meet the City's requirements for flood control. VIII. e)-g) The site is not located in a flood zone as designated by FEMA. 031� -19- 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 site is currently vacant, and its development will not divide an established community. The proposed project includes a General Plan Amendment and change of zone from Very Low Density Residential (0-2 units per acre) to Low Density Residential (0-4 units per acre) on approximately 159 acres of the property (the southwestern ± 40 acres of the site is currently designated Low Density Residential). The project site is surrounded on two sides by existing Low Density Residential development. Scattered Low Density Residential development also occurs east of the project site. Approved Low Density projects will be constructed to the north of the project site. Staff has recommended that the proposed General Plan Amendment and Change of Zone be revised to designate the entire project site as Very Low Density Residential. The proposed project associated with the General Plan Amendment and Zone Change will generate only 303 residential units, less than could be constructed under the Very Low Density Residential category, even when applied to the entire site (i.e. 199 acres, 398 units). Therefore, the land use impacts associated with the General Plan Amendment and Zone Change are expected to be insignificant. The project site is outside the boundary of the mitigation fee for the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. There will be no impacts to land use and planning. C1, A. -20- 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. r �.9 5 -21- 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? ("Air Quality and Noise Impact Study," Endo Engineering, September, 2004) b) Exposure of persons to or generation X of excessive groundborne vibration or groundborne noise levels? ("Air Quality and Noise Impact Study," Endo Engineering, September, 2004) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? ("Air Quality and Noise Impact Study," Endo Engineering, September, 2004) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? ("Air Quality and Noise Impact Study," Endo Engineering, September, 2004) 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) 0,1q -22- XI. a)-f) A noise impact analysis was conducted for the proposed projects. The study analysed the potential noise impacts associated with the development of the project site, both on the project site, and to neighboring lands. The study found that the development of the project will result in both short term (construction) and long term (operational) noise impacts which could be significant without mitigation. In particular, the study found that the noise levels associated with vehicular traffic adjacent to the project site have the potential to exceed the City's standards for residential land uses without mitigation on both Madison and Avenue 54. On Madison Street, the noise level without mitigation is expected to exceed 75 bBA CNEL, while on Avenue 54 the noise level is expected to exceed 65 dBA CNEL. In addition, the project will generate noise associated with construction on the project site which will exceed City standards for a short period of time. In order to assure that the potential impacts associated with noise are adequately mitigated, the study recommends several mitigation measures, which are summarized below. 1. Construction on the project site shall occur only during the hours prescribed by the La Quinta Municipal Code. 2. All construction equipment shall be properly maintained and mufflered, and the engines shall be equipped with shrouds. 3. Stockpiling and staging areas, as well as servicing and fueling of equipment, shall be located as far away from existing residential structures as possible. 4. A six foot wall on a one foot berm shall be constructed on Madison Street. A six foot wall shall be constructed on Avenue 54. Both walls shall be of solid construction, without breaks or openings. 5. A final noise analysis shall be completed when final lot layout and pad elevations have been completed to assure that the wall requirements are sufficient to meet the City's standards. With implementation of these mitigation measures, impacts associated with noise are expected to be less than significant. The site is not located adjacent to an airport or air strip. 5 "Griffin Ranch Specific Plan and Vesting Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004 C 0.$ v -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 existing General Plan land use designations for the site have the potential to allow up to 478 single family homes on the project site, resulting in up to 1,200 persons on the site. The development of the proposed project has the potential to generate up to 303 single family homes, 62% fewer than permitted under the current Very Low and Low Density Residential land use designations on the property. Given the project goals and design, staff has recommended that the General Plan amendment be modified, to designate Very Low Density Residential over the entire site. The project proposal will generate 303 lots, with a maximum population of about 758 persons. Even with the entire site at Very Low Density Residential, the project itself would remain 237 persons and 95 units less than the maximum population potential under that land use designation. While the specific plan provides development standards to govern the project as designed, they are based on a combination of Low Density and Very Low Density standards. Allowing the zoning as proposed at Low Density Residential would not affect the project as currently designed, and would allow greater flexibility in housing and lot design. It would also encourage a greater amount of open space in a subsequent development in the event this project does not build out and the specific plan is revised. The site is currently vacant and will not displace any population. Impacts associated with the proposed project are expected to be less than significant. 0.1S -24- 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 property tax and sales 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 in place at the time of issuance of building permits to reduce the impacts to those services. CV Unified has requested a bus turnout on Avenue 54 based on Sunline Transit standards, but no such turnout has been requested by Sunline. The City will require that the developer work with both Sunline Transit and CV Unified School District in siting an appropriate turnout and incorporating it into improvement plans for Avenue 54. The project will provide some on -site recreational facilities, and will also be required to pay the City's park fees for development of off -site park facilities. t 3q -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 proposed project will include on site recreational spaces/retention areas, and will also contribute park fees for off site park development. No impacts are expected. A pedestrian/hiking trail is identified in the City's General Plan on the Avenue 55 alignment, running east from Madison Street, one-half mile along the south project boundary. At present this trail does not lead to any planned or existing park or other public facility, nor is it usable within the existing improvements for the area. The City has provided for multi -purpose trail designations utilizing the entire one -mile grid street pattern. As Avenue 55 is not planned, either on the Circulation Element or as a local street, it is recommended that this segment be removed from the General Plan as part of the General Plan Amendment for this project. G 4 0 -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)? ("Traffic Impact Study," Endo Engineering, September 2004) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads Or highways? ("Traffic Impact Study," Endo Engineering, September 2004) 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)? (Tract Map 32879) e) Result in inadequate emergency X access? (Tract Map 32879) 0 Result in inadequate parking capacity? X (Tract Map 32879) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) 041 -27- XV. a)-g) A traffic Impact Analysis was prepared for the proposed project6. The study analysed both project traffic, and the portion of the requested General Plan Amendment to reduce the street classification of Madison Street from a Major Arterial to a Primary Arterial. The study found that the proposed project will generate approximately 2,900 average daily trips (ADT), of which 223 would be during the morning peak hour, and 292 during the evening peak hour. The study also found that with development of the project site, and surrounding development, studied intersections will operate within the City's established levels of service. In order to assure that project impacts are adequately mitigated, the study includes several mitigation measures, which are summarized below. 1. Madison and Avenue 54 shall be improved to their buildout half -width with development of the proposed project. 2. A Class 11 bikeway and golf cart path shall be located on Madison and Avenue 54. 3. A left turn pocket shall be constructed in the median on Madison Street at the project entry to allow for deceleration. 4. Lane geometrics shall be as shown on Exhibit 5.1 of the traffic study. 5. The project proponent shall contribute their fair share to signalization of Jefferson Street and Avenue 54, Madison Street and Avenue 54 and Monroe Street and Avenue 54. The proposed project includes a General Plan Amendment which will reduce the road classification, and associated cross-section for Madison Street from its current Major Arterial (6 lanes, divided), to a Primary Arterial (4 lanes, divided). The potential impacts associated with this General Plan were studied in a traffic analysis performed separately from the above -referenced project analysis. The focus of the analysis was to determine whether Madison Street had been "over -designed" in the General Plan, and whether the 6 lanes were necessary to accommodate existing plus projected traffic at buildout of the General Plan, given the development which has occurred in this area of the City. The analysis found that the approved projects in this area, which are under construction, will generate 22,560 fewer daily trips than that analyzed in the General Plan. The analysis further found that approximately 50% of these trips will travel on Madison Street. Therefore, the potential trips on Madison Street will be reduced from the General Plan assumption of 41,300-43,700 (depending on location) to 30,020 to 32,420 (also depending on location). The capacity of a 6 lane divided roadway is 57,000 daily trips, while the capacity of a 4 lane divided roadway is 38,000 daily trips. Since the actual development affecting Madison Street will reduce the trip generation to 32,420 or less, the Primary Arterial classification and cross section are acceptable to carry the buildout traffic, and the proposed General Plan Amendment will have less than significant impacts on traffic and circulation at General Plan buildout. 6 "Griffin Ranch Specific Plan and Vesting Tentative Map 32879 Traffic Impact Study," prepared by Endo Engineering, September 2004 7 Letter report, dated November 12, 2004, by Endo Engineering, titled "Evaluation of the Madison Street Planned f�1+� , Classification." 'W 4 -28- The project does not include inadequate parking or unsafe designs. The site is located within the service area of SunLine Transit, and can be served by it. With implementation of these mitigation measures, overall impacts to traffic are expected to be reduced to a less than significant level. 0 41� -29- 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 waste? (General Plan MEA, p. 58 ff.) U 4 -30- 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. H -31- 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 the potential to impact cultural and paleontologic resources. The mitigation measures included in this Initial Study, however, will reduce these potential impacts to less than significant levels. XVII. b) The proposed project will provide a variety of housing types to future City residents, consistent with the General Plan's goals and policies. -32- XVH. c) The proposed project is consistent with the General Plan vision for this area. Construction of the project will have no significant cumulative impacts, since it will reduce the total number of units from the currently allowed 398 to 303. XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality, noise and traffic impacts. Mitigation measures provided in this report reduce these potential impacts 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. 047 -33- P, 0 b N � o W) � o � M ? 0 o � N O0 o o � Cd .: o o � O N N cn o a M � O � U � W rZZ a daacn N � 0 ri ' 0 o 49 U 00 � U M cd � N t. H x td O OA N N 'Y z C7u -NE� oz z� z A U W d a� F d A dA aV U� Q a ° o 0 n 0 a� o 0 0 ►zr bA ri bA :� U U g U Rio Cd o 0to W toto U U to O th a L� Ca a �n Ca Q Q Q a wz AO � in. z~ mil, Q. i cts a a � w b 03 b b b b U U U Cz m z 0 O 0 G 0-4 a w 00 bbo w � o ova � o F b En � 3N 0-4 ch ►� U �N b ojo m -d Cd o c7 ar v� a CA Z 0 1, 4 k F d A QA A a av UV w F o •; U U ¢• V F C � o Q cd �Q z� .x Q to Cd ma UQ to 0 0-0to w 0.4 O O U 0-4 d to O -rj w cl 5 U N cis bA 4. cl cl ¢� tb J H d A d� A a� av UV d U U U O O U W. rn a ¢ ¢ 4 F U U U Q Q Q a a a a 0 04 Q a z � o 110. d 20 d O v O m bA O r. O c wo ci y 3 > rn o U O Enc° rig �0 3 ¢ °�' o U Im il 2 2 2 ( 0 2 3 3 u ƒ ƒ 0 2 2 § d § . 2 / / u f k § �u § § f § 2 \ \ § _ q f / 3 o § / / * / ® / d / P / f / % 2 s ) 0-9q � 2 % �» C4 6 A d�� Q § � / �ncl / 2 on o / 0 g / / 2\ E 2 o / / A L / # 0 U � Q� 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 GENERAL PLAN AMENDMENT, REVISING THE LA QU1NTA GENERAL PLAN LAND USE MAP OF THE LAND USE ELEMENT, THE CITY ROADWAY CLASSIFICATIONS MAP OF THE CIRCULATION ELEMENT, AND THE MULTI -PURPOSE TRAILS MAP OF THE CIRCULATION ELEMENT CASE NO: GENERAL PLAN AMENDMENT 2004-103 APPLICANT: TRANSWEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued from November 9 and November 23, 2004, to consider the request of Transwest Housing, for a General Plan Amendment to: 1) amend the La Quinta General Plan Land Use Map of the Land Use Element, changing ±40 acres from Low Density Residential to Very Low Density Residential; 2) amend Exhibit 3.5 of the La Quinta General Plan Circulation Element, changing Madison Street from a Major Arterial to a Primary Arterial, for the segment between Avenue 54 and Avenue 58; and 3) amend Exhibit 3.10 of the La Quinta General Plan Circulation Element, eliminating a one-half mile segment of pedestrian hiking trail along the Avenue 55 alignment. Said Amendments are being proposed to permit a 303-lot residential development project on property located generally on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to A mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2/ OF SECTION 15, T67S R7E, S.B.B.M. WHEREAS, said General Plan Amendment has complied with the requirements of The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2004-526), and determined that the proposed General Plan Amendment will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact is recommended for adoption; 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 each aspect of said General Plan Amendment: peresogpa103 Planning Commission Resolution 2004- General Plan Amendment 2004-103 Transwest Housing December 14, 2004 LAND USE ELEMENT: LAND USE MAP 1. The new land use designation of Very Low Density Residential is suitable and appropriate for the property involved, due to the low density character of the proposed development, and the remaining existing Very Low Density Residential designations for the project site and the surrounding vacant lands. 2. The new land use designation of Very Low Density Residential is compatible with other similar designations within the City. The development density of 1.52 units/acre is comparable to that in the La Quinta Polo Estates, located approximately one mile to the northwest. 3. The proposed General Plan Amendment will not create conditions materially detrimental to the public health, safety, and welfare in that the resulting land use does not exceed standards contained in the General Plan. 4. The proposed General Plan Amendment is within an area that will be provided with adequate utilities and public services to ensure public health and safety. 5. The General Plan Amendment is warranted since there has been a change in development patterns in the general vicinity since the current designation was made. The land use designation was revised from Very Low Density Residential to Low Density Residential on June 4, 1996 for 40 acres at the southwest corner of the site. Development approvals since that time in this area have incorporated reduced densities, consistent with the traffic study evidence submitted in support of this General Plan Amendment as it pertains to the Circulation Element revision for Madison Street. CIRCULATION ELEMENT: ROADWAY CLASSIFICATION MAP 1. The proposed General Plan Amendment is consistent with the goals and policies of the Circulation Element, in that a revised traffic and circulation study prepared for this Amendment has shown that a reduction from a Major Arterial to Primary Arterial standard for Madison Street, between Avenue 54 and Avenue 58, is warranted and appropriate. 2. The proposed General Plan Amendment will not create conditions materially detrimental to the public health, safety, and welfare in that the resulting Primary Arterial designation will be required to meet the Circulation Element standards as contained in the General Plan. Development of Madison Street as a Primary Planning Commission Resolution 2004- General Plan Amendment 2004-103 Transwest Housing December 14, 2004 Arterial will be provided with adequate utilities and public services to ensure public health and safety. 3. The General Plan Amendment is warranted since there has been a change in development patterns in the general vicinity since the current designation was made. Development approvals over time in this area have incorporated reduced densities since approval of the current General Plan in 2002, consistent with the traffic study evidence submitted in support of this General Plan Amendment as it pertains to the Circulation Element revision for Madison Street. CIRCULATION ELEMENT: MULTI -PURPOSE TRAILS MAP 1. The General Plan Amendment for removal of the Avenue 55 pedestrian trail alignment is compatible with other similar designations within the City. All pedestrian and multi -purpose trails are located on the one square -mile street grid pattern in the southeast portion of the City, with no half -mile spacings or unconnected trails. 2. The proposed General Plan Amendment will not create conditions materially detrimental to the public health, safety, and welfare, in that the Avenue 55 pedestrian trail alignment does not serve an existing or planned Arterial route, consistent with the trails system outlined in Exhibit 3.10 of the General Plan. 3. The General Plan Amendment is warranted since there has been a change in development patterns in the general vicinity since the current designation was made. The existing trail alignment is developed along its entire extent by the north perimeter wall of the Norman Course. The trail does not lead to any planned or existing park or other public facility, nor is it usable within the existing improvements for the area. The City has provided for multi -purpose trail designations utilizing the entire one -mile grid street pattern. Avenue 55 has been vacated and is not planned on the Circulation Element or as a local street. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; Planning Commission Resolution 2004- General Plan Amendment 2004-103 Transwest Housing December 14, 2004 2. That it does hereby recommend approval of the above -described General Plan Amendment request for the reasons set forth in this Resolution, and as illustrated in the attached Exhibits A, B and C. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14`h day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California {j, a94. El W J Z ji W !� W `Z ;1'1 it I� 4' W F— ? p Q LI J j w N z WLO \AIIO a. LU Lij W uj cr CD �Ae ago ° .1 3 J r a T.4 d- N z w z cw G a I I A z w m w I a Ln w w oc z O U) r) a .j _a ir w cr a tr a fr a. cr 0 Q E m _m z x w H R 9 r �.. v .r � 1 0 5R 'A1. A. AAL Ail Ak, .loh, 1 1-4 GENERAL PLAN AMENDMENT 2004-103 PC RESOLUTION 2004- EXHIBIT C CIRCULATION ELEMENT MULTI -PURPOSE TRAILS MAP REMOVE AVE 55 HIKING TRAIL AIRPORT BLVD. EXHIBIT 3.10 MULTI -PURPOSE TRAILS mjm�,=,mm Class I Bicycle Trails (Exclusive Bicycle/Pedestrian La Class H Bicycle Trails (On Road Bicycle Lane) Class III Bicycle Trails (Shared Facilities) zi Multi -Purpose Trails Pedestrian/Hiking Trails W cr 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 ZONE CHANGE FROM VERY LOW DENSITY RESIDENTIAL TO LOW DENSITY RESIDENTIAL ON APPROXIMATELY 159 ACRES, LOCATED GENERALLY ON THE SOUTH SIDE OF AVENUE 54, THE EAST SIDE OF MADISON STREET, THE NORTH SIDE OF AVENUE 55, TO Y4 MILE WEST OF MONROE STREET CASE NO: ZONE CHANGE 2004-122 APPLICANT: TRANSWEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued from November 9 and November 23, 2004, to consider the request of Transwest Housing, for a Zone Change as shown on Exhibit A, and more particularly described as: PORTIONS OF THE NORTH 1 /2/ OF SECTION 15, T67S R7E, S.B.B.M. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Zone Change. 1. This Zone Change is consistent with the General Plan, in that the proposed Zone Change will allow increased variation in housing opportunities, consistent with goals as stated in the General Plan. 2. This Zone Change will not create conditions materially detrimental to the public health, safety, and welfare in that the subject site is served with adequate utilities, public services and access to properly support the requested development. 3. The Zone Change is compatible with the zoning on adjacent properties, in that the proposed change from Very Low Density Residential (VLDR) to Low Density Residential (LDR) is a comparable and consistent zoning with surrounding RL zoned lands, which are being developed with low density country club uses. The RL zoning will serve to implement the project as currently designed, and would allow greater flexibility in housing and lot design. (!'9,;4 PAReports - PC\1 2-14-2004\GriffinRanchSP074\resos\peresocz1 22.doc Planning Commission Resolution 2004- Zone Change 2004-122 Transwest Housing December 14, 2004 4. Approval of the Zone Change is warranted, as the general circumstances around development of the property have changed since the existing zoning was imposed. The property has been zoned for Very Low Density Residential since its annexation in 1991, with a 40 acre portion rezoned to RL on June 4, 1996. While the proposed development density is in the Very Low Density range, the RL zoning is more suitable for the project to accommodate lot sizes and frontage widths, and will allow more diversity in design should the project not go forward. The present housing market conditions, as evidenced by the proposed project, dictate that the site is now suitable for residential development supported by this zoning designation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend approval of the above -described Zone Change request (Exhibit A) for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California P:\Reports - PC\1 2-14-2004\GriffinRanchSP074\resos\peresocz1 22.doc Planning Commission Resolution 2004- Zone Change 2004-122 Transwest Housing December 14, 2004 r-11ii*16 THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California 060 PAReports - PC\12-14-2004\GriffinRanchSP074\resos\peresocz122.doc a It ui 0 z LLJ U) LLJ z C) z LO LU rr Z cr- 0 w J > 0 Z 0 cr oc LL LU D LLJ 4j PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF DEVELOPMENT PRINCIPLES AND DESIGN GUIDELINES FOR A SPECIFIC PLAN TO ALLOW 303 SINGLE-FAMILY LOTS ON A ± 199 ACRE SITE CASE NO: SPECIFIC PLAN 2004-074 APPLICANT: TRANSWEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14" day of December, 2004 hold a duly noticed Public Hearing, continued from November 9 and November 23, 2004, to consider a request by Transwest Housing for approval of development principles and design guidelines for a Specific Plan to allow a 303 lot single family subdivision on a ± 199 acre site, generally located on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2/ OF SECTION 15, T67S R7E, S.B.B.M. WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2004-526, 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 desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the Zoning Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with the General Plan: The proposed Specific Plan is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Very Low Density Residential (VLDR) Land Use designation, as applied to the property under General Plan Amendment 2004-103. 2. Public Welfare: Approval of the proposed project will not create conditions materially detrimental to public health, safety and general welfare in that this issue was considered in Environmental Assessment 2004-526, and no significant health or safety impacts were identified for the proposed project. 0� Planning Commission Resolution 2004- Specific Plan 2004-074— Transwest Housing December 14, 2004 3. Land Use Compatibility: The proposed Specific Plan is compatible in terms of surrounding land uses, in that other residential projects are being developed in the immediate area of the subject land, as lower density country clubs. The proposed project will be a private gated community, and incorporates a rural design theme and equestrian accommodation in an area that is considered transitional between Low and Very Low Density rural, agrarian and equestrian uses. The VLDR designation provides for an appropriate transitional land use. 4. Property Suitability: The proposed project is suitable and appropriate for the subject property, in that it is located in an area considered Low and Very Low density country club communities, transitioning to equestrian and agricultural uses to the east. The project provides a transition between urban low density uses and more rural, residential/equestrian or agricultural uses. The Specific Plan can be served without adverse impact by all necessary public services and utilities. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Specific Plan; 2. That it does hereby recommend to the City Council approval of Specific Plan 2004-074 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 141h day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresosp074.doc Planning Commission Resolution 2004- Specific Plan 2004-074— Transwest Housing December 14, 2004 ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California 064 PAReports - PC\12-14-2004\GriffinRanchSP074\resos\peresosp074.doc PLANNING COMMISSION RESOLUTION 2004- EXHIBIT „A„ CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2004-074 GRIFFIN RANCH DECEMBER 14, 2004 GENERAL CONDITIONS OF APPROVAL 1. Specific Plan 2004-074 (SP 2004-074) shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of SP 2004-074, these conditions shall take precedence. 2. 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 Specific Plan or any application thereunder. The City shall have sole discretion in selecting its defense counsel. 3. All changes to the Specific Plan which are required under these conditions shall be made in a revised document to ensure consistency. All other applicable conditions of approval for Tentative Tract Map 32879, and any subsequent amendment(s), shall be incorporated into the revised text for SP 2004-074 as appendices. The project proponent shall submit five (5) copies of the amended Specific Plan documents within 30 days of City Council approval of the Specific Plan, or issuance of a grading permit, whichever occurs later. 4. SP 2004-074 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2004-526 • Tentative Tract Map 32879 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 5. Minor changes, as determined by the Community Development Director to be consistent with the intent and purpose of the Specific Plan, may be approved. Examples include modifications to landscaping materials and/or design, parking and circulation arrangements not involving reductions in required standards beyond those identified in the Specific Plan, minor site, building area or other revisions necessary due to changes in technical plan aspects such as drainage, street improvements, grading, etc. Such changes may be approved on a staff -level basis and shall not constitute a requirement P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcsp074.doc Planning Commission Resolution 2004- Condtions of Approval — Recommended Specific Plan 2003-069 — Transwest Housing December 14, 2004 to amend the Specific Plan. Consideration for any modifications shall be requested in writing to the Director and submitted with appropriate graphic and/or textual documentation in order to make a determination on the request. The general criteria set forth on Page 32 of the Specific Plan document shall be applied as a guideline. 6. The Specific Plan document for SP 2004-074 (Griffin Ranch), dated October 7, 2004, shall be revised in conformance with the following: A. The conditions of approval for SP 2004-074 and TT 32879 shall be incorporated into the specific plan document as appendices. B. Page 2 shall be amended to include a discussion of the nature and extent of site plan, architectural and landscape concepts illustrated in the plan, essentially conveying that, although they set forth a specific design theme and incorporate several detailed perspectives, the concepts should be considered as such and not interpreted as more precise pre -construction drawings. C. Page 5 shall include the land use and zoning actions taken to allow approval of the Specific Plan. D. Change Madison Avenue to Madison Street where referenced in the document (e.g. pages 17, 21). E. Page 17 - Phasing Plan, revise the statement to indicate the extent of the frontage improvements and to reflect that the developer will be responsible for off -site improvements as conditioned in the approval for Tentative Tract 32879. F. Page 29 — Revise the minimum lot width of 95 feet to be consistent with Tentative Tract 32879. G. Page 31 - Project Perimeter Walls — Include discussion of acoustical analysis requirements and applicable approval condition for sound attenuation walls. Open view wall designs, such as those illustrated in Exhibit 29, may not be adequate to achieve sound attenuation recommended in the acoustic analysis. A final acoustical report shall be required at the time of perimeter wall building permit submittal to verify that sound attenuation will be achieved with the ultimate wall designs. tC R R P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcsp074.doc 2 Planning Commission Resolution 2004- Condtions of Approval — Recommended Specific Plan 2003-069 — Transwest Housing December 14, 2004 H. Master Plant Palette, Page 42 — Remove the Bottle Tree and Chilean Mesquite species from the master list. The Phoenix Robeleni (Pygmy Date Palm) is under quarantine and may be used only if supplied from a local nursery. Include an approval of the master plant list from the Riverside County Agricultural Commissioner's office as part of the plant listing in the revised Specific Plan document. Qs"1 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcspo74.doc 3 PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 32879, DIVIDING ± 199.0 ACRES INTO 303 SINGLE-FAMILY LOTS CASE NO. TENTATIVE TRACT MAP 32879 APPLICANT: TRANSWEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of December, 2004, hold a duly -noticed Public Hearing, continued from November 9, 2004 and November 23, 2004, to consider a recommendation on Tentative Tract Map 32879, a request to subdivide ± 199.0 acres into 303 single- family residential lots, one ± 11 acre recreation lot, three well sites and other common lots, located generally on the south side of Avenue 54, the east side of Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1 /2/ OF SECTION 15, T67S R7E, S.B.B.M. WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2004-526, 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 for approval of Tentative Tract Map 32879: 1. The proposed Tentative Tract Map 32879 is consistent with the City's General Plan, as amended, with the implementation of Conditions of Approval to provide for adequate storm water drainage, street improvements and other infrastructure improvements. The project is consistent with the adopted Very Low Density Residential land use designation of up to two dwelling units per acre, as set forth in the General Plan as amended by General Plan Amendment 2004-103. Planning Commission Resolution No. 2004- Tentative Tract 32879 Transwest Housing December 14, 2004 2. The design and improvements of the proposed Tentative Tract Map 32879 are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, and timing of their construction. 3. As conditioned, the design of Tentative Tract Map 32879 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 Map 32879 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2004-526, in which no significant health or safety impacts were identified for the proposed project. 5. The site for Tentative Tract 32879 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 32879 is surrounded by unimproved land which is not under control of the applicant, and is not proposed for development at this time. Provisions have been made for procuring the necessary right-of- way and construction of off -site improvements associated with this parcel, as required under the La Quinta General Plan 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 2004-526, prepared for Tentative Tract Map 32879; 3. That it does recommend approval of Tentative Tract Map 32879 to the City Council, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PAReports - PC\12-14-2004\GriffinRanchSP074\resos\peresoTT32879.doc c6q Planning Commission Resolution No. 2004- Tentative Tract 32879 Transwest Housing December 14, 2004 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of December, 2004, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresoTT32879.doc 0 srr PLANNING COMMISSION RESOLUTION 2004- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 32879 TRANSWEST HOUSING DECEMBER 14, 2004 I"e1s,"11:11.07AN 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 Specific Plan. 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 Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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. P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 1 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or 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. 41 Tracking Control. 5) Non -Storm Water Management. ") 07;, PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 2 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 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 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) Madison Street (Primary Arterial per GPA 2004-130, 1 10' ROW) — The standard 55 feet from the centerline of Madison Street for a total 1 10- foot ultimate developed right of way except an additional right of way dedication at the Madison Street and Avenue 54 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300- foot long dual left turn lane for northbound Madison Street to westbound Avenue 54 and a 150-foot deceleration/right turn only lane plus variable width taper length to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Also, additional right of way on Madison Street for a deceleration/right turn only lane at the proposed primary entry measured 62 feet east of the centerline of Madison Street and length to be determined by a ' 0 '= P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 3 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 54 (Secondary Arterial, 88' ROW) — 44 feet from the centerline of Avenue 54 for a total 88-foot ultimate developed right of way except for an additional right of way dedication at the secondary entry intersection of 56 feet from the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 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: A. PRIVATE STREETS 1) Street "A" (except for Access Drive), Streets "B" thru "J", "M" thru "Z", and "AA" thru "CC". - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width for double loaded streets. 2) Streets "K", "L", "DD" and "EE" - Private Residential Streets measured at gutter flow line to gutter flow line shall have a 28-foot travel width if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Engineering Department prior to recordation. 3) Wedge curbs approved by the City Engineer shall be used on all private streets. PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 07 4 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 B. CUL DE SACS 1) The cul de sac design shall have a minimum 38-foot curb radius at the bulb or larger. C. KNUCKLE 1) The knuckle shall conform to the shape shown on the specific plan except for minor revision as may be required by the City Engineer. 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. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 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, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). 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. 12. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Specific Plan 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. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 5 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 A. Madison Street (Major Arterial) - A minimum 20-foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial) - A minimum 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. 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. 15. 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. 16. Direct vehicular access to Madison Street and Avenue 54 from lots with frontage along Madison Street and Avenue 54 are restricted, except for those access points identified on the specific plan, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 17. 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. 18. 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 Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 19. 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. 00n P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 6 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster - image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 20. 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. 21. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be processed concurrently. D. Storm Drain Plans E. Off -Site Street Plan F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal 1 " = 40' Horizontal 1 " = 4' Vertical 1 " = 40' Horizontal The Off -Site street improvement plans shall have 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. rl P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 G. On -Site Street Improvement/ Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 22. 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. 23. 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 ina' standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. 0 Tk PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 8 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 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 24. 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. 25. 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 Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 26. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all 079 P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 9 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 27. Depending on the timing of the development of this Specific Plan, 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 specific plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. Particularly, Madison Street Improvements including traffic signal at Avenue 54 shall be completed and operational prior to the issuance of the 251h Building Permit of the applicant for the project. Avenue 54 off -site street improvements shall be completed by the issuance of the 1001h Building Permit or April 1, 2006, whichever occurs later. The applicant shall have all off -site improvements completed and accepted by the City of La Quinta prior to 20% occupancy of the Specific Plan. 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. 28. 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. 08() P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 10 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 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. GRADING 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 30. 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. 31. On -site grading shall be limited to a maximum of 13 acres on any work day, to the fullest reasonable extent. 32. 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. PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 11 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 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. 33. 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. 34. 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 feet (61 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. 35. 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. 36. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 37. 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. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 12 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 more than plus or minus three tenths of a foot from the elevations shown on the approved Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. 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. 40. The footings of perimeter walls along abutting properties shall be designed to be within the Specific Plan property and not encroach into the abutting properties. nRAINAC;F 41. 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. Additionally, the 100 year stormwater shall be retained within the interior street right of way. Additionally, the 100 year stormwater shall be retained within the interior street right of way. 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. 42. 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. 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 nuisance water surges from the following: landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by a separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned AM P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 13 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 43. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 44. 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. Individual lot retention requires greater that 43,560 square feet of area. 45. Individual lot basins for lots 43,560 s.f. in size or larger shall be approved by the City Engineer. If individual lot retention is approved, the applicant shall meet all individual lot retention provisions of Chapter 13.24, LQMC. Additionally, the applicant shall apprise prospective owners of said lots of the perpetual maintenance of the retention basin either by the individual property owner or the HOA. An easement for the individual lot retention basin shall be shown on the individual lot title documents. 46. 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. 47. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. 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. 49. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 50. Segmented keystone retention basin walls shown as Section 1-1 are not approved. The applicant shall redesign retention basin Lot "E" where the wall will be beneath the water surface during storms to a single reinforced concrete retaining wall with 084 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 14 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 decorative face or other design approved by the City Engineer or comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. UTILITIES 51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 52. 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. 53. 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. 54. 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 55. 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. 56. The applicant shall construct the following street improvements to conform with the General Plan. Off -site street improvements shall be completed before 20% occupancy of the development. A. OFF -SITE STREETS 1) Madison Street (Primary Arterial per GPA 2004-103, 110' ROW): 085 P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 15 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan Amendment 2004-103 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 east curb face shall be located forty three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: a) A dual left turn lane and a deceleration/right turn only lane at the Madison Street and Avenue 54 intersection. The east curb face shall be located sixty-four feet (64') east of the centerline for a length of 300 feet plus variable width taper length as required by the City Engineer. b) A deceleration/right turn only lane at the Project's Primary Entry on Madison Street. The east curb face shall be located fifty feet (50') east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional length of 50 feet. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Specific Plan. e) Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. f) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and C " PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 16 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 54 (Secondary Arterial with Class II Bike Lane, 88' ROW): Widen the south side of the street from Madison Street to the east boundary lot of the Tentative Tract 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 south curb face shall be located thirty six feet (36') south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (as required by the Coachella Valley Unified School District.) The bus turnout shall be located at the west project area, and to be determined in the street improvement plan process. b) Deceleration/right turn only lanes at both of the Project's Secondary Entries on Avenue 54 if required pursuant to Engineering Bulletin #03-08. The east curb face shall be located forty eight (48') south of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08 and approved by the City Engineer. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. .� 087 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 17 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 d) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 on Avenue 54 from Madison Street to the easterly property line of the Specific Plan within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium, design and location as approved by the Engineering Department on the street improvement plan submittal. e) The applicant shall remove all existing trees adjacent to the Avenue 54 boundary of the Tentative Tract Map. The tree root systems shall be removed to three (3) feet below finish grade and as approved by the City Engineer. Tree removal between the west and east sections of the Tentative Tract Map shall occur at the time the subject improvements are installed, and shall be completed but is not required until issuance of the 100" building permit but not prior to April 1, 2006. 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). 3► The applicant shall install the traffic signal at the intersection of Madison Street and Avenue 54 when warrants are met. Applicant is responsible for 100 % of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 100 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. B. PRIVATE STREETS 1) Construct full 36-foot wide travel width measured gutter flow line to gutter flow line within a 41-foot right-of-way where the residential streets are double loaded. 0 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 18 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 2) Construct a 28-foot wide measured gutter flow line to gutter flow line where on -street parking is prohibited on both sides and the applicant makes provisions for perpetual enforcement of the No Parking restrictions. 3) Roundabout designs shall provide adequate intersection sight distances and signage for each approach leg. Additionally, roundabout shall be designed by a design professional with demonstrated experience with roundabout design and as approved by the City Engineer and the Fire Department. 4) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 5) Private streets shall be redesigned to utilize wedge curb designs approved by the City Engineer for proper handling of Stormwater from lot frontages. The design of street "EE" at Lots 1 and 20 shall be approved by the Fire Department or redesigned to accommodate emergency vehicle turnaround. C. PRIVATE CUL DE SACS 1) Private Cul-de-sacs shall be constructed with a 38-foot curb radius or greater, measured gutter flow -line to gutter flow -line. D. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the specific plan, except for minor revisions as may be required by the City Engineer. P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 19 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 E. ON -SITE MULTI -PURPOSE TRAILS. The applicant shall submit a Site Development Plan showing the proposed sidewalk and multi -purpose trail system within the development. The on -site sidewalk including curb ramp and multi -purpose trail alignments shall be separated when possible. The design of multi -purpose trails including finished surface, geometry, curb transitions, slopes, sight distances, signing, and location shall be approved by the Engineering Department on the Site Development Plan submittal. The applicant shall submit engineered drawings of multi -purpose trails for each phase with the on -site street improvement plans. Improvements including multi -purpose trail street intersections shall include appurtenances such as traffic control signs, markings and other devices, and raised medians if required. 57. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; 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 (minimum radius to be 24 feet) 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. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, 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. 58. 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. Secondary Arterial 4.0" a.c./6.0" c.a.b. � , 19(1 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 20 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 59. 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. 60. General access points and turning movements of traffic are limited to the following: A. Madison Street Primary Entry (Madison Street): Full turn movements in and out are allowed. B. Avenue 54 West Secondary Entry (Avenue 54, 850' east of Madison Street): Full turn movements in and out are allowed. East Secondary Entry (Avenue 54, 3075' east of Madison Street): Full turn movements in and out are allowed. 61. 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. 62. 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 63. 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 :). 09 P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 21 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 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 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks 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 Coachella Valley Water District (CVWD) and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. Prior to CVWD review, the applicant shall provide calculations that meet the requirements of Chapter 8.13 of the Municipal Code - Water Efficient Landscaping. An overall preliminary landscaping shall be prepared for all common area landscaping and parkways, pursuant to the requirements of the recently adopted Water Efficient Landscaping Ordinance, to include a preliminary estimate of water use for the entire site. This plan shall be reviewed by the ALRC and accepted by Planning Commission prior to final construction plans being accepted for sign -off. NOTE: Plans are not approved for construction until signed by the City Engineer. 67. 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. O V. P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 22 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 PUBLIC SERVICES 68. The applicant shall provide public transit improvements as may be required by SunLine Transit Agency and approved by the City Engineer. The applicant shall coordinate with Sunline Transit and Coachella Valley Unified School District to determine any requirement for a bus turnout on Avenue 54. FIRE MARSHAL 69. 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. Off -site hydrants are required at any entry and every 660 feet around the perimeter of the project. 70. 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. 71. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius. 72. Flag lots such as Lot 230 will not be permitted for safety reasons. 73. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor of the buildings, as measured by outside path of travel. 74. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height. 75. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 76. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall 0 9 '� P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 23 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 remain open until closed by the rapid entry system. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 78. 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 QUALITY ASSURANCE 79. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 80. 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. 81. 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. 82. 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 83. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 094 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 24 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 84. 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 85. 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. 86. 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). 87. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. COMMUNITY DEVELOPMENT 88. 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. 89. Architecture and site plan provisions for all proposed uses, including typical building design for the residential unit buildings, shall be subject to review by the City under the Site Development Permit process. Building heights for the residential unit buildings shall be limited as specified in Condition 98. Height limits for other ancillary use structures shall be as set forth in the Griffin Ranch Specific Plan document, or as may be specified during site development review for each particular use. 90. Local tribes shall be contacted in writing for comments prior to issuance of the first 0q, PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc 25 Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within one month prior to issuance of any grading permit. One Native American monitor shall be required should the tribes request it. 91. The site shall be monitored during on and off -site trenching and rough grading by qualified archaeological and paleontological monitors. Proof of retention of monitors shall be submitted to the City prior to issuance of the 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 production home permit for the project. 92. 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. 93. Results of the final artifact analysis and site interpretation shall be submitted to the Community Development Department for review by the Historic Preservation Commission prior to issuance of the first grading, clearing or grubbing permit. 94. A paleontologic resource survey shall be conducted on the project site prior to the initiation of any ground disturbance. The study shall be conducted in conformance with the City's standards for such a study, and shall be submitted for review and approval. 95. The developer shall incorporate the recommendations contained in the acoustical analysis prepared for the Griffin ranch Specific Plan, cited as "Griffin Ranch Specific Plan and Tentative Map Air Quality and Noise Impact Study," Endo Engineering, September, 2004. 96. A final noise analysis shall be completed, prior to issuance of any building permits, when final lot layout and pad elevations have been completed to assure that the wall requirements are sufficient to meet the City's standards. 97. 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 32879. 26 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc Planning Commission Resolution 2004- Conditions of Approval - Recommended Tentative Tract 32879 December 14, 2004 98. Building heights shall be limited to one story/22 feet for all lots within 150 feet of the ultimate right-of-way lines for Avenue 54 and Madison Street. pq7 27 PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcTT32879.doc L w V) z 0 0 < HIGHWAY 111 AVENUE 49 AVENUE 51 0�t ry -.4vo 4S.Fl VICINITY MAP N.T.S. ATTACHMENT 1 AVENUE 48 i; AVENUE 50 AVENUE 52 AVENUE 53 L w AVENUE 54. AIRPORT BLVD z 0 V) AVENUE 55 O O U z z < J < 0. 41 ZE 'E w U °- no, O 0 cola 0 _ ATTACHMENT 2 Ete t► N-C a°i Oki rir ��i! •a. $ii' § a _. t §it'" An s-i a►i, It►a + s ": t' ;§ '..!t § §t S'- R� "` ° .r S sl+b E►• a`6i $� § §#r" '�q" §k<< ;die. §ia, �X' a ��° tic ►i � a, , R,#-. F+k� ' �.`, jai �.m�r ,� . ' , •^ �a , [ y§fie' •'i [5 §$� He§ ea§.E §fietk §gaii a §$c §,r �„§its§i[ .�4�►�i ►`;'q ° ♦xw€ r i • §ii ; . �f a.a 'a► a.-, � g§�.yie N� "ag §�ie _�" haie+. r°i -� § t ab� ' `Ea Ra� ba • � � i •. � �' �b� ;"i �*�� . Auglife V- �• s►T a'i a°a J°gi � ��'� - - ^z.y � e �-t r �. a" .,,: to ►i a.a a►�. a §9i §it §ie rE � , t# All i Rai � eii � ''Rba F § K' � ileb[f• y p'' .•i��'., f,� t��:. '�p�., .t - '.7.tY !. 4 §ie §s� §ie� ) lay _ w �f►� ss Ski O k► §ie a�a, §ie w §ie Ohl ! Nh Kh 'i §ie aaiaso : §NO §it awl � k 1i 5 s' ► ►a air •i 'f 'i' � • skit; 7.$ie §Ii �t ;� : Iie' m $ie `t Ni , _ 6l �� ' 'i6' `i ie g► - �e�,^ � �E §it. `�to f,•,.e � :���� ���s�, �,.���{, ,� ��� die §i�� ��� S. .- bit ` �!t ��t , .,� r v r �„ - .., t �- ► � §^� . ; § - §► 'a�� �pi "i j �r��. ". �t }t,r act; i9s §EE � � - . ,. §w§ �` - _ ; x •. ` ,. •,;,� , . ,._ f �' §ie . w §i �e�-, ..,die �► §'it � r :° ',�, �pi,`Z' �<�. � ;t ►^'„�"}i 'i :y-�"i� .: ��. �FR ,'.fir. City of La auinta ATTACHMENT 3 General Plan LEGEND Roads - — - - Township/Range Sections ** Railroads city umits Planning Area #1 Planning Area #2 • • e • city Sphere of influence EXHIBIT 3.5 CITY ROADWAY CLASSIFICATIONS Freeway Interchanges ® Augmented Major (8D) -on-me-to-ow Major Arterial (6111) // N N Primary Arterial - A (41)) V v V Primary Arterial - B (4D) ---�►-�r- Secondary Arterial (4I) ---t-�- Modified Secondary (2D) -a-e-e-o— Collector (2i) Source: City of L Quinta General Plan Update 7fa1111c Study, RKJK & Associates, Inc. September, 2000 Scale 1:72,000 0 5,000 10,000 15,000 Feet NORTH Rivemide County Vidnity Map 0 =k ".a44" Prepared on: nooandw 14, 2001 Proparod•by: /lariat idormation 8ystame Version No.: 6 1T►P,' �i 1 i i z N ,411. LOR JU Wit VLO LOR", LOR Ic r n W., 4ARtF Los ds IDR 4".. LDR LEM MDR LOR ATTACHMENT 4. 51 ST mc X, JI N, IN x, VLOP- I J* LOR Lon I T E )K� VLO L13R L13R ___j lk, A. r 2� LOR LOR A I qP, Of kT,8L/VE),, 4 Tc mr v, g XX 2L v me xs x x City of La auinta General Plan LEGEND Roads - — - - Township/Range Sections Railroads City, umits Planning Area #1 """"' Planning Area #2 • ` ' City Sphere of Influence EXHIBIT 3.10 MULTI -PURPOSE TRAILS Class I Bicycle Trails (Exclusive Bicycle/Pedestrian Lane) Class H Bicycle Trails (On Road Bicycle Lane) eee..eaeo Class M Bicycle Trails (Shared Facilities) ,,=mew Multi -Purpose Trails Pedestrian/Hil ing Trails scale 1:72,000 N D 61000 10,000 15,000 Feet NORTH riverside County Vicinity Map 0 ."444.- arwred on: Deoem6er 14.2001 6dannaden syfte m , l J 1PRnAHwA ftpW by: Aedd Werdw N&: 6 ATTACHMENT 5 it By: Sun Country Ranch; November 18, 2004 760 398 2724; Nov-19-04 4:47PM; Page 2/2 ATTACHMENT 6 SUN COUNTRY RANCH Norman and Gayle Cady 82-831 Avenue 54 Vista Santa Rosa, CaRfomia 92274.9434 (760) 398-2724 City of La Quinta Attn: Planning Commission - Hearing November 23, 2004 78-495 Calle Tampico P. O. Box 1504 La Quinta Ca 92247-1594 C9 E I V E D� �! NOV 192004 uOF It DEVEL% MdENT ,, TMENT RE: Transwest Housing, Inc. - MG Raneb Land, Inc. * General Plan Amendment 2004-103 Tentative Tact 32879 * Specific Plan 2004-074 * Zone Change 2004-122 * EA 2004-526 Southwest Corner of Avenue 54 and Madison Street Gentlemen; The City of La Quinta has been very supportive and cooperative with the creative idea and vision of creating a Non -Motorized Multi -Purpose Trail System along the way as development occurs in your area. The existence of your beautiful trails along Madison Street, Avenue 50 and The Tri logy are prime examples of your willingness to insure a connective way of passage for hikers, bicyclists and equestrians alike. La Quinta's current General Plan reflects a connective Non -Motorized Multi -Purpose Trail easterly from Madison Street along Avenue 54 to Monroe Street. There is also a "partial" trail indicated easterly from Madison Street along AVENUE 55. However, the Avenue 55 route does not appear to "hook up" or "connect with" anything. I believe this Avenue 55 route is inclusive with the above referenced Transwest Housing, Inc., and MG Ranch Land, Inc., development request. The purpose of my letter is to request a General Plan Amendment to insure that the current "Avenue 55" trail system route be considered an integral part of your Non -Motorized Multi - Purpose Trail System, and, that it be extended easterly from Madison Street to Monroe Street. This would provide an additional way of passage from the City of La Quinta into the Community of 'Vista Santa Rosa. There are currently tentative plans for a Non -Motorized Multi -Purpose Trail System easterly from Monroe Street along Avenue 55 to Oasis Street. This addition would also provide a much safer trail route for the traveler during peak hours of the day when heavy traffic is moving at a brisk pace. Your consideration of this request is very much appreciated. Sinc Gay ady ins HIDEAWAY November 5, 2004 Faxed, original mailed Oscar Orci CITY OF LA QUINTA P.O. Box 1504 La Quinta, CA 92253 ATTACHMENT 7 RE: GPA 2004-103, ZC 2004-122, SP 2004-074, TTM 32879/TRANSWEST HOUSING, INC. Dear Oscar: I received the Planning Commission Public Hearing Notice for the referenced applications. As you know, ND La ' Quinta Partners, LLC owns approximately 470 acres on the north side of Avenue 54 between Madison and Monroe Streets in the immediate vicinity of the proposal. ND La Quinta does not oppose this project but has concerns relative to the timing of improvements and aesthetic considerations. Specifically, we request that the conditions of approval address tamarisk tree removal and the placement of power distribution lines underground. Both the tamarisk trees and the power lines are impediments to views and the general aesthetic of the area within General Plan classified "Image Corridors." Tamarisks have also been identified as a "pest species" in the Coachella Valley and it seems reasonable to require their removal when property is converted from vacant/agricultural to development. We have heard that the improvement timing of Avenue 54 may be deferred. Our understanding is that there may be a conflict between the location of existing tamarisk trees and the future street improvements on the south side. We are not in favor of any deferral of the improvements unless a condition is added requiring removal of the tamarisk trees at the commencement of the project. In addition, the power distribution lines located on the east side of Madison Street south of Avenue 54 should be placed underground as part of the perimeter street improvements. I look forward to the hearing on the Wh. Thanks for the opportunity to comment and your consideration. Sincerely, ND L QUINTA PARTNERS, LLC Jo n P. Gamlin Vice President — opment PO BOX 1540 . 81-100 AVENUE 53 • LA QUINTA • CALIFORNIA . 92253 PH: 760.391.5072 • FX: 760.398.5788 • www.hideawaygoIfclub.com lnP DISCOVERY LAND COMPANY ATTACHMENT 8 Aiigmented Ma'or - City Street I L11 MENEM= 11� (Eight Lanes divided; no parking) W,4ainr Art,-rial - rity RtrP.P.t few Primary Arterial - A (Six Lanes divided, w/bikelane) 110' 12' 8' 13' 13' 18' 13' 13' 8' 12' 1.- Primary Arterial - B (Four Lanes divided, w/bike lane) i not `� (Four Lanes divided, w/bike lane) Secondary Arterial 8g' ==M®Mm®' MMMMM�ww� (Four Lanes undivided, no parking) Collector. 07AI 11' (Two Lanes undivided, w/bike lane) Local ' 12' (Two Lanes. w/parking) Cul de Sac so' 7' 18' 18' 7' (Two Lanes, w/parking) "I City of La Quinta Exhibit ® General Plan s A TERRA NOVA 3.3 0 r Planning &Research Inc. Street Cross Sections - City Streets F "� ,E CMUILLA JNTY PARK WWAL PARE 48 50 MPROPO&1`3 IT C PZ7DE�; 117-f ATTACHMENT 9 ,?(, OW Pl! OFT 500 1000 2000 3000 4000 5000 6000 F--1 0 ml 1/4 1/2 3/4 1 -------- --- - ME 62 5 WC 20 4OAC 10 AC AG 80AC Irn S ATTACHMENT 10 w w _> IkIN: b -11 5 CO Co CQ LU O rn cn w W ER- LLI a 1-4 STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 2004 CASE NO: TENTATIVE TRACT MAP 32751 APPLICANT/ PROPERTY OWNER: GROVE PARTNERS LQ, LLC REQUEST: CONSIDERATION OF THE SUBDIVISION OF APPROXIMATELY 9.25 ACRES INTO 29 SINGLE-FAMILY AND MISCELLANEOUS LOTS LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND POMELO ENGINEER: MDS CONSULTING ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THIS REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 85-034 FOR SPECIFIC PLAN 85-006 WHICH WAS CERTIFIED BY THE CITY COUNCIL ON OCTOBER 15, 1985. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, OR NEW INFORMATION HAS BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) AND GOLF COURSE (GC)/ LOW DENSITY RESIDENTIAL (RL) AND GOLF COURSE (GC) SURROUNDING LAND USES: NORTH: SINGLE FAMILY RESIDENTIAL (PALMILLA) SOUTH: SINGLE FAMILY RESIDENTIAL AND GOLF COURSE (THE CITRUS) EAST: SINGLE FAMILY RESIDENTIAL AND GOLF COURSE (MOUNTAIN VIEW COUNTRY CLUB) WEST: SINGLE-FAMILY RESIDENTIAL AND GOLF COURSE (THE CITRUS) PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 PC Stfrpt.doc BACKGROUND: The project site is located at the southwest corner of Jefferson Street and Pomelo within The Citrus project that was approved as Specific Plan 85-006 back in 1985 (Attachment 1). The project site is approximately 9.25 acres in size and generally consists of vacant land. PROJECT PROPOSAL The applicant is proposing to subdivide the 9.25-acre site into 29 single-family residential lots and miscellaneous lots primarily for storm water retention, landscaping and a private street (Attachment 2). The Citrus Specific Plan was approved for a total of 557 units. To date, subdivision map approvals have created 514 residences. Therefore, this increase of 29 lots would bring the total to 543, fourteen units short of the total number of units. This could be the last tract within The Citrus. The existing General Plan designation is Low Density Residential (LDR) which allows up to four dwelling units per acre. Based on ± 9.25 acres, the maximum number of lots allowed would be 37. With 29 lots proposed, the project density is 3.13 dwelling units per acre which is within the density allowed under the Low -Density Residential Land Use designation of up to four dwelling units per acre. The existing Zoning designation is Low Density Residential (RL) which requires a minimum lot size of 7,200 square feet. The applicant proposes lots ranging in size from 8,040 to 10,235 square feet. Access The project site will have access via an existing private roadway (Mandarina) within The Citrus. The new roadway will be a 36-foot wide street with a cul-de-sac that allows parking on one side only. The cul-de-sac provides sufficient space for turning movements. The applicant also proposes an emergency exit between Lots 10 and 11. The emergency exit must meet Fire Department standards with a minimum clearance of twenty feet in width and an automatic gate equipped with a rapid entry system. Storm Water Retention On -site storm water capacity is provided via two retention basins located at the southern portion of the site. One is 0.50 acres and the other is 0.75 acres in size. Additional capacity will be provided via the existing storm drain system within The Citrus which currently bisects the property within the northern portion of the site. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 PC Stfrpt.doc Landscaping The existing landscaping along the west side of Jefferson Street and the south side of Pomelo will remain. No additional landscaping is proposed at this time. When the residential units and landscape plans for the lots are submitted for review, they will be reviewed for consistency with the development standards and landscape plans of the existing Specific Plan (SP 85-006). 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. Public Notice This project was advertised in the Desert Sun newspaper on December 3, 2004, and mailed to all property owners within 500-feet of the site. To date, no letters have been received. Any written comments received will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS Findings to recommend approval of Tentative Tract Map 32751 can be made and are contained in the attached Resolution. RECOMMENDATION 1. Adopt Planning Commission Resolution 2004- Council approval of Tentative Tract Map 32751, Conditions of Approval. Attachments: 1. Vicinity Map 2. Tentative Tract Map 32751 Prepared by: lkaet` ". Martin Magana Associate Planner recommending to the City subject to Findings and P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 PC Stfrpt.doc 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 ± 9.25 ACRES INTO 29 SINGLE-FAMILY LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 32751 APPLICANT: GROVE PARTNERS LQ, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of December 2004, hold a duly noticed Public Hearing to consider a request by Grove Partners LQ, LLC, to subdivide ± 9.25 acres into 29 single-family lots and miscellaneous lots, generally located at the southwest corner of Jefferson Street and Pomelo, more particularly described as follows: APN: 772-190-020 WHEREAS, said Tentative Tract Map 32751 has complied with the requirements and rules to implement the California Environmental Quality Act (CEQA) of 1970, as amended (Resolution 83-63), in that the project has been assessed in conjunction with Environmental Assessment 85-034 for Specific Plan 85-006 which was certified by the City Council 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 to Public Resources Code Section 21166. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to recommend to the City Council approval of said Tentative Tract Map 32751: 1 . The proposed tract map will be consistent with the City of La Quinta General Plan in that the property is designated Low Density Residential (LDR) which allows single-family residential uses. 2. The design or improvement of the proposed subdivision will be consistent with the City of La Quinta General Plan in that all streets and improvements in the proposed project will conform to City standards contained in the General Plan and Subdivision Ordinance. Access for the land uses on the site will be provided from an existing street in the immediate area. The density and design for the tract will comply with the Land Use Element of the General Plan. PAReports - PC\12-14-2004\TTM 32751 Grove Partners\PC Reso TTM 32751 Grove Prtnrs.doc Planning Commission Resolution 2004- Tentative Tract Map 32751 Grove Partners LQ, LLC December 14, 2004 3. The design of the proposed subdivision and improvements are not likely to cause substantial environmental damage, or substantially injure fish or wildlife, or their habitat in that the project has been assessed in conjunction with Environmental Assessment 85-034 for Specific Plan 85-006 which was certified by the City Council 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 to Public Resources Code Section 21166. 4. The design of the subdivision and type of improvements are not likely to cause serious public health problems in that the applicant will be conditioned to meet all applicable requirements of the City of La Quinta to provide a safe environment for the public. 5. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of property within the proposed subdivision in that there is an existing street that will provide direct access to the site. All required public easements will provide access to the site or support necessary infrastructure improvements for the proposed project. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Tentative Tract Map; 2. That it does hereby recommend approval of Tentative Tract Map 32751 to the City Council, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this 14th day of December, 2004, by the following vote, to wit: AYES: NOES: P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\PC Reso TTM 32751 Grove Prtnrs.doc Planning Commission Resolution 2004- Tentative Tract Map 32751 Grove Partners LQ, LLC December 14, 2004 ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: THOMA P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\PC Reso TTM 32751 Grove Prtnrs.doc PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 — GROVE PARTNER LQ, LLC DECEMBER 14, 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 any necessary clearances and/or permits from the following agencies: ' • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LO, LLC DECEMBER 14, 2004 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 2 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial, 120' ROW) — No additional right of way dedication is required. The following is conditioned for the existing Golf Tunnel beneath Jefferson Street: The applicant shall abandon the existing golf tunnel constructed under Jefferson Street. The method of abandonment shall be approved by the City Engineer. As a minimum, the existing tunnel shall be filled with slurry to the point it has been blocked off by the Mountain View Country Club Development on the easterly side of Jefferson Street. Additionally, the applicant shall enter into a license agreement with the City of La Quinta for the repair of any damage to Jefferson Street caused by any undermining of the tunnel and in perpetuity. The applicant shall notify perspective owners of property within the development of said license agreement and the possible transfer of P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 3 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 the obligation to the HOA. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width with streets double loaded. 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. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, potential shared bus turnouts for SunLine and Desert Sand unified School District, and other features contained in the approved construction plans. 12. When the City Engineer determines that access rights to the proposed street right- of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. 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. The Open Space at the north end of the tentative tract shall be dedicated as Open Space in perpetuity on the Final Map and shall be designated such as a lettered lot. 15. Direct vehicular access to Jefferson Street from lots with frontage along Jefferson Street is restricted, except for those access points identified on the P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 4 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 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 convey the Open Space Lot south of Pomelo Drive to the Citrus HOA on the recorded Final Map. 18. 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 19. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 20. 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. 21. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 5 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 A. On -Site Rough Grading Plan: B. PM 10 Plan: C. SWPPP: D. Storm Drain Plans: Note: A through D shall be submitted concurrently. 1 " = 40' Horizontal 1 " = 40' Horizontal 1 " 40' Horizontal 1 " = 40' Horizontal E. On -Site Street Improvements/Signing & Striping Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. F. On -Site Residential 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 On -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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 6 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. 23. 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 24. 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. 25. 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. 26. 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. 27. 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. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 7 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. 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. 28. 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. 29. 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 30. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 8 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 31. 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. 32. 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. 33. 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. 34. 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 feet (61 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. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 9 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 35. 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 Jn these Conditions of Approval. 36. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 37. 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. 38. 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. 39. 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. FD:e If►ems 40. Stormwater handling shall conform with the approved hydrology and drainage report for The Citrus Development. The applicant or design professional shall submit a revised hydrology and drainage report to address off -site drainage displaced by this development and the adequacy of the proposed underground drainage system. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. Additionally, the applicant shall redesign the proposed retention basins to accept off site storm water that is currently handled by the existing retention basin. 41. The applicant shall revise proposed retention basins to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 10 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. 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. 42. The applicant shall redesign Lot C and D retention basins to provide for a bleed line between Lot C and D to handle overflow from Lot C. 43. 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. 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 nuisance water surges from landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 44. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 45. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 46. 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. 47. 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. 48. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 11 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 49. 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. 50. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 52. 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. 53. 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 54. 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. 55. The applicant shall construct the following street improvements to conform with the General Plan. A. PRIVATE STREETS 1) Lot A except for except for the entry drive - Construct full 36-foot wide travel width improvements measured gutter flow line to gutter flow line where the residential streets are double loaded. 2) Lot A (Entry Drive) - At a minimum, there shall be at least 20 feet of paved roadway at the entry drive and at the proposed median. 3) The location of driveways of corner lots shall not be located within PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 12 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 the curb return and away from the intersection when possible. 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 similar to the layout shown on the rough grading plan. D. EMERGENCY ACCESS 1) The applicant shall design the emergency access of Jefferson Street with decorative concrete, pavers or other pavement structure as approved by the City Engineer and the Fire Department. 56. 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. 57. 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. 58. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Mandarins Drive): Full turn movements are allowed. 59. 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. 60. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City PAReports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 13 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 61. 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 62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 63. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 64. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 65. 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. NOTE: Plans are not approved for construction until signed by the City Engineer. 66. 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 67. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 14 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 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. 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). FIRE DEPARTMENT 75. For single-family residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 15 PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 32751 - GROVE PARTNER LQ, LLC DECEMBER 14, 2004 more than 165 feet from a hydrant. Minimum fire flow shall be 1000 gpm for a 2-hour duration at 20 psi. Off -site hydrants are required at any entry and every 600 feet around the perimeter of the project. 76. Blue dot retro-reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 77. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius. 78. Roadways may not exceed 1,320 feet without secondary access/egress. This access/egress way may be restricted to emergency vehicles only however, public egress must be unrestricted. This access/egress way must be a minimum clear and unobstructed width of 20 feet with a vertical clearance of 13 feet 6 inches. 79. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. The gate shall be automatic and be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. 80. 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 the an individual lot. Two sets of water plans are to be submitted the Fire Department for review and approval. 81. The applicant or developer shall prepare and submit to the Fire Department for review and approval, a site plan designating any required fire lanes with appropriate lane paintings and/or signs. COMMUNITY DEVELOPMENT DEPARTMENT 82. The applicant shall comply with all the mitigation measures in the Mitigation Monitoring Plan attached to the Environmental Assessment for this project. P:\Reports - PC\12-14-2004\TTM 32751 Grove Partners\TTM 32751 COA.doc 16 ATTACH M EN' PH #C STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 2004 CASE NO.: SITE DEVELOPMENT PERMIT 2004-817 REQUEST: CONSIDERATION OF A SITE DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF THREE COMMERCIAL BUILDINGS (PAD 4 & 6, AND REVISED SHOP 3) CONSISTING OF 5,270, 5,038, AND 9,865 SQUARE FEET IN THE WASHINGTON PARK COMMERCIAL CENTER LOCATION: NORTHWEST PORTION OF WASHINGTON PARK COMMERCIAL CENTER, BOUNDED BY HIGHWAY 1 1 1, AVENUE 47, WASHINGTON STREET AND ADAMS STREET APPLICANT: JACK TARR DEVELOPMENT PROPERTY OWNER: WASHINGTON 1 1 1, LTD ENVIRONMENTAL REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL ASSESSMENT 2002-072 FOR SPECIFIC PLAN 87-01 1, AMENDMENT NO.4 WASHINGTON PARK SPECIFIC PLAN. NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL AS SESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. ZONING: REGIONAL COMMERCIAL (RC) GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (RC) SURROUNDING ZONING/LAND USE: NORTH: REGIONAL COMMERCIAL (RC) SOUTH: REGIONAL COMMERCIAL (RC) EAST: REGIONAL COMMERCIAL (RC) WEST: LOW DENSITY RESIDENTIAL (LDR) P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC staff rpt. SDP 2004-817.doe 1 BACKGROUND AND OVERVIEW: Site Development Permit The request is for approval of a Site Development Permit to construct three commercial buildings (Pad 4 & 6, and revised Sshop 3) in Washington Park Commercial Center consisting of 5,270, 5,038, and 9,865 square feet. Site Plan This phase of the site is located east of Washington Street and south of Simon Drive, with access to the proposed buildings from driveways on Simon Drive and Washington Street. All driveways provide access to Washington Park Commercial Center and to the parking lots that service the proposed buildings and surrounding future buildings. There are 297 parking spaces proposed to be built for the buildings in this portion of the site. Architectural and Landscape Design The proposed architectural design is characterized as a "Desert Deco" style which is described as "...an interpretation of contemporary, modern, and art deco architecture". The proposed buildings features flat roofs, mellifluous colors, varied surface textures with rich facade colors and vibrant accent colors as an integral component to the overall design approach. Building massing features deep-set openings, reveals, and insets emphasizing shadow and light. The building utilizes a staggered roof line at 18 to 22 feet in height, an anodized aluminum store front, glass doors, wood trellises with steel support and color band wainscoting. The highest point of the buildings, architectural tower elements, is proposed to be 26 and 28 feet. The proposed landscape plan is consistent with the Specific Plan guidelines and palette of plant materials. The landscape setback on Washington Street exceeds the required 20 feet in portions surrounding the building and on the corner of Washington Street and Simon Drive. Landscaping surrounds the outside perimeter of the parking lot on all sides of the property. The preliminary landscape plan consists of Date Palms and Mexican fan palm trees and shade trees including Sweet Acacia, Chilean Mesquite, and Desert Willow. The ground cover and shrub plant material are low water consumption and native to the area. Planting materials conform to the Washington Park Specific Plan. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of November 3, 2004 (Attachment 3). The Committee adopted Minute Motion 2004-033 recommending approval with the following conditions: 1102 P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC staff rpt. SDP 2004-817.doc 2 1. The planter areas adjacent to the parking lot shall have the type of material to allow a pedestrian walkway in the landscape. 2. A trellis shall be added to the northwest elevation of Pad 6. 3. The pedestrian circle shall be eliminated at the outer edge banding. 4. On the landscape plan an alternate tree to the mesquite tree should be considered. 5. Provide alternative design of decorative paving treatment that extends into the drive aisle for Shop 3 for the use of vehicles and pedestrians. Provide Community Development Director evidence that decorative paving can be maintained in an adequate manner (i.e. not to fade), or installation shall not be permitted. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The project was sent out for comment to City Departments and affected public agencies on November 2, 2004, requesting comments returned by November 17, 2004. All applicable comments are incorporated in the Conditions of Approval. PUBLIC NOTICE: This project was advertised in the Desert Sun newspaper and posted on December 1, 2004. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. ANALYSIS AND ISSUES: The findings necessary to approve the Site Development Permit can be made provided the recommended Conditions of Approval are imposed per Section 9.210.010 of the Zoning Code as noted in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2004-_, approving Site Development Permit 2004-817 to allow construction of three commercial buildings (Pad 4 & 6, and revised Shop 3), subject to conditions. P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC staff rpt. SDP 2004-817.doc 3 ATTACHMENTS 1. Project Location Map 2. Plans and Elevations 3. Minutes for the November 3, 2004 Architecture and Landscape Review Committee Prepared by: Fred Baker, AICP Principal Planner P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC staff rpt. SDP 2004-817.doc 4f, "4 PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR THREE COMMERCIAL BUILDINGS (PAD 4 & 6, AND REVISED SHOP 3) CONSISTING OF 5,270, 5,038, AND 9,865 SQUARE FEET IN WASHINGTON PARK COMMERCIAL CENTER CASE NO.: SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON 111, LTD WHEREAS, the Planning Commission of the City of La Quinta did on the 14" day of December, 2004, hold a duly noticed public hearing to consider the request of Washington 1 1 1, LTD for approval of development plans for construction of three commercial buildings located on the east side of Washington Street and south of Simon Drive, more particularly described as: Parcel Map 30903, Parcel No. 3 WHEREAS, the Architecture and Landscape Review Committee of the City of La Quinta did on the 3`d day of November , 2004, hold a duly noticed public meeting to consider a request for review of development plans for Site Development Permit (SDP) 2004-817; 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). The City Council certified Environmental Assessment 2002-072 for Specific Plan 1987-01 1, Amendment No 4, Washington Park. No changed circumstances or conditions and no new information is proposed which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166. WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify approving the Site Development Permit: 1. The project is consistent with the General Plan in that the property proposed for the commercial project is designated as Regional Commercial. 2. This project has been designed to be consistent with the provisions of the Zoning Code, or amended as allowed in the applicable Specific Plan. 4. The site design of the project is appropriate for the use in that it has been designed with the appropriate parking and vehicular access, and provided with adequate landscaping. PAReports - PC\12-14-2004\SDP 04- 817 Washington 111\PC RESO SDP 2004-817.doc Planning Commission Resolution 2004- Site Development Permit 2004-817 Washington 111, LTD Adopted: December 14, 2004 Page 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby approve the above -described Site Development Permit request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of December, 2004, by the following vote to wit: AYES: NOES: ABSTAIN: ABSENT: TOM KIRK, Chairman City of La Quinta, California ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California P►i6 P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC RESO SDP 2004-817.doc PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. — THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 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 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. This Site Development Permit 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 ww.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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. ei �� P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 If previous permits are not in effect for Specific Plan 87-01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, a project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. C18 P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 2 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 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. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication all public street right-of-ways in conformance with the City's General .Plan, Municipal Code, Specific Plan 87- 01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, and as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Augmented Major Arterial, 132' ROW) — The standard 66 feet from the centerline of Washington Street for a total 132-foot ultimate developed right of way as per approved Specific Plan 1987-01 1, Amendment No. 4 and Parcel Map Nos. 30903 and referenced to Quit Claim deed per instrument 164281 and 164314. C019 P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 3 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 2) Simon Drive (Non -conforming Local Street, 88' ROW) — No additional right of way dedication is required. 9. 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, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). 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 10. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Specific Plan 87-01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 11. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Washington Street (Augmented Major Arterial) - 20-foot from the R/W- P/L. B. Simon Drive (Non -conforming Local Street)- 10-foot from the R/W-P/L. 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. GI P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 4 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 12. Direct vehicular access to Washington Street and Simon Drive from lots with frontage along Washington Street and Simon Drive are restricted, except for those access points identified on the approved Specific Plan 87-01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, or as otherwise conditioned in these conditions of approval. 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. 14. The applicant shall enter into a written encroachment/and or access agreements across and through abutting parcels and submit such documentation to with the City of La Quinta prior to occupancy. 15. The applicant shall be a member of a Commercial Business Owners Association (or City approved equal) formed by all Parcel Owners of Parcel Map No. 32683 for the perpetual maintenance of the common parking areas. 16. Prior to issuance of a building permit, applicant shall provide written evidence of a Reciprocal Parking Agreement. 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. 17. 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. 18. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 5 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 A. On -Site Commercial Precise Grading Plan B. PM 10 Plan C. SWPPP Note. A thru C to be submitted concurrently. 1 " = 30' Horizontal 1 " = 40' Horizontal 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. The applicant shall prepare an accessibility assessment on annotated 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. "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, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing and proposed handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. Precise Grading Plans shall also require approval by the Community Development and Building and Safety Departments. 19. 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. 20. 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. c 1 '> P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 6 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 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 21. 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 22. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 23. 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. 24. 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. PAReports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 7 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 A statement shall appear on applicable improvement plans 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. 25. 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. 26. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit Plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 27. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common parking lot frontage, where the differential shall not exceed five feet. 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. 28. 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. 29. 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 rjI P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 8 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 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. DRAINAGE Stormwater handling shall conform to the approved hydrology and drainage report for Specific Plan 87-01 1, Amendment No. 4 and Parcel Map No. 30903 and as amended for Parcel Map No. 32683. The tributary drainage area shall extend to the centerline of adjacent public streets and in particular to stormwater handling for Washington Street along the Site Development Permit boundary. 30. 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 first flush storm water and nuisance water surges from landscape area, commercial activity and off -site street nuisance water. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 31. 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. 32. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 33. 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. 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 9 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 UTILITIES 35. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 36. 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. 37. 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 38. 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. 39. The applicant shall construct the following street improvements to conform with the General Plan. A. OFF -SITE STREETS 1) Washington Street (Augmented Major Arterial; 132' R/W): Widen the east side of the street along all frontage adjacent to the Parcel Map boundary to its ultimate width on the east side as specified in the General Plan, Specific Plan 87-01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683 and the requirements of these conditions. The east curb face shall be located forty-eight feet (48') east of the centerline, except at locations where additional street width is needed to accommodate: P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 10 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 a) City of La Quinta Bus Shelter and bus turnout per City Standard approximately 100 feet north of the south entry drive with power and water. The applicant shall provide perpetual water and power service at its expense. b) A deceleration/right turn only lane on Washington Street at the North Secondary Entry. The east curb face shall be located fifty-eight feet (58') east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Washington Street right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 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. 2) Simon Drive (Non -conforming Local Street; 88' R/W): a► No additional street widening is required. Other required improvements in the Simon Drive right or way and/or adjacent landscape setback area include: PAReports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 11 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 b) Construct a raised median at the 90 degree bend of Simon Drive to restrict left turn movements into and out of Parcel 4 as approved by the City Engineer. c) The applicant shall remove and replace the existing sidewalk as needed at all locations where it is cracked, uneven at joints, or otherwise damaged pursuant to Streets & Highways Code Section 5610. This requirement applies to all sidewalk located in the public right of way adjacent to the property being developed. The applicant shall maintain all sidewalk located in the public right of way adjacent to its property in a good state of repair pursuant to Streets & Highways Code Section 5610 if such responsibility is not transferred to the Commercial Property Owners Association or covered by any CC&Rs established by the Washington Park development. 40. General access points and turning movements of traffic are limited to the following: A. Washington Street 1) Primary South Entry - Right turn movements in and out and left turn movements in are permitted. Left turn movements out are prohibited. 2) Secondary North Entry - Right turn movements in and out are permitted. Left turn movements in and out are prohibited. B. Simon Drive 1) Westerly Entry - Full turn movements are permitted. 2) Easterly Entry - Right turn movements in and out are permitted. Left turn movements in and out are prohibited. 41. 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: 0i P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 12 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 Parking Lot Areas (except high traffic areas) 3.0"a.c / 4.5" c.a.b. Parking Lot Areas (High traffic Areas) 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 42. 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. 43. 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. 44. The applicant shall remove and replace the existing sidewalk as needed at all locations where it is cracked, uneven at joints, or otherwise damaged pursuant to Streets & Highways Code Section 5610. This requirement applies to all sidewalk located in the public right of way adjacent to the property being developed. 45. The applicant shall advise any prospective buyer of any parcel on this Site Development Permit of its continuing obligation to maintain all sidewalk located in the public right of way adjacent to its property in a good state of repair pursuant to Streets & Highways Code Section 5610. PARKING LOTS and ACCESS POINTS 46. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In particular, the following are conditioned with this approval. A. 4-foot clearance for ADA accessibility across all sidewalk areas shall be provided excluding 2-foot overhang for parked vehicle. Wheel stops or additional sidewalk width shall be provided when called for in the precise grading plan approval. C19 P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 13 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 B. Parking spaces at the end of parking aisles against curb or wall shall be widened by two additional feet. C. Accessibility routes to other buildings and public streets shall be shown on the precise grading plan. D. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. E. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. F. If flush curbs are proposed for the proposed buildings, truncated domes shall be installed where required. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 47. 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. LANDSCAPING 48. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 49. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 50. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. PAReports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 14 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 51. 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. NOTE: Plans are not approved for construction until signed by the City Engineer. 52. 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 53. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 54. 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. 55. 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. 56. 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 57. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 15 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 58. 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 59. 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. 60. 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). COMMUNITY DEVELOPMENT 61. The planter areas adjacent to the parking lot shall have type of material to allow a pedestrian walkway in the landscape. 62. A trellis shall be added to northwest elevation of Pad 6. 63. The pedestrian circle shall be eliminated at the outer edge banding. 64. In the landscape plan an alternate tree to the mesquite tree should be considered. 65. Alternative design for shop 3 for use of vehicles and pedestrians to be maintained in an adequate manner not to fade. FIRE DEPARTMENT 66. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Fire Department. 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. P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111\PC COA SDP 2004-817.doc 16 PLANNING COMMISSION RESOLUTION 2004-_ CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-817 WASHINGTON PARK 111, LTD. - THREE RETAIL BUILDINGS ADOPTED: DECEMBER 14, 2004 SHERIFF DEPARTMENT 67. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863-8950. V r4 ., P:\Reports - PC\12-14-2004\SDP 04- 817 Washington 111 \PC COA SDP 2004-817.doc 17 ATTACHMENT PROJECT LOCATION MAP ATTACHMENT #3 Architecture and Landscaping Review Committee November 3, 2004 7. Committee Member Bobbitt suggested the bottle trees be eliminated.' 8. Committee Member Christopher stated there are no mullions noted on the windows.'] . 9. Committee Member Thorns stoed he is concerned about the number of issues they have raf-sed and he wants to be sure they are passed on to the Planr)ing Commission. Staff noted their comments will be recommended to the Planning Commission. 10. There being no furtheV questions of the applicant, it was moved and seconded by mmittee Members Thoms/Christopher to adopt Minute M ion 2004-032 recommending approval of Village Use Per it 2004-025, as recommended by staff and amended: / a. Condition added: Palm trees will be retained or relocated on � e site. b. E erior shall be hand trowelled stucco finish C. Yhe wall shall have cap detailing. t d. /'Window and doorway surrounds shall have detailing. e. ,r Moulin windows and doors shall be provided. f. ' Wall caps shall be the cobblestone Y. Bottle trees shall be eliminated from the plant list. h. Tumbled cobble stone shall be used for the driveway. i. The roof shall be a mudded Spanish tile �t Unanimously approved. B. Site Development Permit 2004-817; a request of Bill Sanchez for consideration of architectural and conceptual landscaping plans for t s, three commercial bounded by Highway 1 1 1, Avenue 47, Washington Street and Adams Street. 1. Interim Community Development Director Oscar Orci presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced the applicant, who gave a presentation on the project. 2. Committee Member Christopher stated the northwest elevation is a service area, but as it does front onto a road corridor, it 6 , 15 G:\WPDOCS\ALRC\1 1-3-04.doc 3 Architecture and Landscaping Review Committee November 3, 2004 could use some additional detail, such as trellis work, for Pad 6. The applicant stated there is only six feet between the building and the curb which makes it tight to add any detail. They will be layering to create different massing along that elevation. They will be adding a planter area to soften the look of the area. Committee Member Christopher noted that in areas where there is a higher degree of public exposure there are black canopys. He would suggest added the same detail/canopy over the doorways to add something to give dimension to the walls. The applicant agreed. 3. Committee Member Thorns asked if they were different facias and not just color that overlay each other. The applicant stated yes. Committee Member Thorns asked that the pedestrian area in the center of the parking area, with the design element needs some work. It should not be brought out into the paved area, the driveway area. The applicant stated they would look at some way to seal it to protect it. Committee Member Thorns suggested it stop before the 36" band. Mr. Sanchez stated they would look into different finishes to find a better way to care for the concrete. Committee Member Thoms stated that as no pedestrian will be in this area it does not function as a people space. It needs to be cut off at the curb line and not extend out into the driveway area. 4. Committee Member Bobbitt questioned the use of the Chilean Mesquite. It is a fast growing, shallow rooted tree and after a couple of years you will lose a large percentage due to the wind and lack of maintenance and area to grow. He would suggest using a different variety. Mr. Sanchez stated that in this plan there are seven of these trees along the Highway 111 perimeter. 5. Committee Member Bobbitt stated the parking area where pedestrians will walk through the planer area should have appropriate stepping stones or some surface to allow them to walk through. 6. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Thoms to adopt Minute Motion 2004-033 recommending approval of Site Development Permit 2004-817, as recommended by staff and amended. 0' G:\WPDOCS\ALRC\1 1-3-04.doc 4 Architecture and Landscaping Review Committee November 3, 2004 a. Condition added: The pedestrian circle shall be eliminated at the outer edge banding. b. Condition added: The planter areas adjacent to the parking lot shall have some type of material to allow a pedestrian walkway. C. Condition added: A trellis structure shall be added to northwest elevation of Pad 6. d. Condition added: An alternative design for shop 3 for use of vehicles and pedestrians to be maintained in an adequate manner that it will not fade. e. Suggestion: An alternative tree to the mesquite trees should be considered. Unanimously approved. C. She Development Permit 2004-818; a request of La Quinta Partners No th for consideration of architectural and landscaping plans for two new`,,prototype residential units with two facades each located on the west tide of Caleo Bay, approximately 270 feet north of Avenue 48. 1. Int6rim Community Development Director Oscar Orci presented the i►hformation contained in the staff report, a copy of which is on file,,,in the Community Development Department. Staff introduced Jim Thompson, representing the applicant, who gave a presentation on the project. 2. Committee Member Bobbitt stated the tract needs some undulation, but hot sure it is possible. Staff noted the Code requires staggering' on every fifth home. Mr. Thompson stated there is a minimum of 20 feet to the garage. 3. Committee Member Thor asked if they could have less of a setback. Staff noted with a`'side entry garage it can be 15 feet. Discussion followed regarding alternatives. 4. There being no further questions of the applicant, it was moved and seconded by Committee Member, Christopher/Bobbitt to adopt Minute Motion 2004-034 recommerling approval of Site Development Permit 2004-818, as recomme ded. Unanimously approved. G:\WPDOCS\ALRC\1 1-3-04.doc 5 PH #I STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 2004 CASE NO: SITE DEVELOPMENT PERMIT 2004-818 APPLICANT/ PROPERTY OWNER: LA QUINTA PARTNERS NORTH, L.P. REQUEST: CONSIDERATION OF ARCHITECTURAL PLANS FOR TWO NEW SINGLE-FAMILY PROTOTYPE RESIDENTIAL PLANS WITH TWO DIFFERENT FACADES FOR EACH PLAN WITHIN TENTATIVE TRACT 31816 LOCATION: SOUTHWEST CORNER OF WESTWARD HO DRIVE AND ROADRUNNER LANE ARCHITECT: DANIELIAN ASSOCIATES, ARCHITECTURE AND PLANNING LANDSCAPE ARCHITECT: URBAN HABITAT ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT WAS PREPARED AND CERTIFIED BY THE CITY COUNCIL UNDER RESOLUTION NO. 2004-36 FOR TENTATIVE TRACT 31816. THERE ARE NO CHANGED CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) / LOW DENSITY RESIDENTIAL (LDR) BACKGROUND: Tentative Tract Map 31816 was approved by the City Council on March 16, 2004 by Resolution No. 2004-037 for a subdivision of 26 residential lots on 7.75 acres, with lot sizes ranging from 10,087 to 14,560 square feet, located at the southwest corner of Westward Ho Drive and Roadrunner Lane. P:\Reports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC rpt SDP 04-818.doc PROJECT PROPOSAL: Site Development Permit 2004-818 proposes architectural and landscape plans for two prototypical units with two facades each. The proposed floor plans are 3,060 square feet and 3,070 square feet of livable space on lots generally measuring 76 feet wide by 137 feet long. Proposed architectural design themes include stucco exterior surfaces and concrete the roofing. Each plan type has two facade design treatments that include variation in window sizes and shapes, and other distinct but unifying features such as decorative composite shutters, and decorative vents. Pitched roofs in varied heights up to 20 feet high, include enhanced tower features over front door entrances. The following is a breakdown of the proposed floor plans: Prototypes Square Feet No. of Bedrooms No. of Bathrooms Garage Parking 1 3,060 3, includes 3 3-car /casita option for option 4 2 3,070/ 4 3 3-car casita option Building color schemes are primarily variations of white and brown plaster with dark accent colors. Exterior material and color sample board will be available at the meeting; color copies are attached. Landscaping: The front yard landscaping plan consists of a variety of specimen trees, shrubs, and ground covers. Trees used for the project are Blue Palo Verde tree, Desert Ironwood, African Sumacs, and Elderica Pine. Plant materials are appropriate for this climate. The plant materials proposed are consistent with other homes within the same development and in the City which, are drought tolerant and appropriate for the desert climate (Attachment 4). ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE (ALRC): The ALRC reviewed this project at its' November 3, 2004 meeting and determined the prototype units were acceptable with one condition to replace the deciduous shrub, Barbados Pride, with an evergreen shrub. The Committee unanimously approved Minute Motion 2004-034 recommending approval of the prototype units to the Planning Commission as conditioned. PAReports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC rpt SDP 04-818.doc Public Notice This project was advertised in the Desert Sun newspaper on December 1, 2004, and mailed to all property owners within 500-feet of the site. To date, no letters have been received. Any written comments received will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2004-, approving Site Development Permit 2004-818, subject to findings and conditions contained in the attached Resolution. Attachments: 1. Site Location Map 2. Proposed Models Plan Set 3. Color & Material Boards 4. Minutes of the November 3, 2004 Architecture and Landscape Review Committee meeting Prepared by: Fred Baker, AICP Principal Planner PAReports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC rpt SDP 04-818.doc PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ARCHITECTURAL AND LANDSCAPE PLANS FOR TWO NEW SINGLE-FAMILY PROTOTYPE RESIDENTIAL UNITS WITH TWO DIFFERENT ELEVATIONS FOR TENTATIVE TRACT 31816, LOCATED AT THE SOUTHWEST CORNER OF WESTWARD HO DRIVE AND ROADRUNNER LANE CASE NO.: SITE DEVELOPMENT PERMIT 2004-818 APPLICANT: LA QINTA PARTNERS NORTH, L.P. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14" day of December, 2004, hold a duly noted Public Hearings to consider a request by La Quinta Partners North, L.P. for approval of architectural and landscaping plans for two new single-family prototype residential units with two different elevations for Tentative Tract 31816, located at the southwest corner of Westward Ho Drive and Roadrunner Lane, more particularly described as follows: APN : 649-040--007 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did, on the 3Id day of November, 2004, hold a public meeting to review and recommend approval of architecture and landscape plans for two new single-family prototype residential units with two different elevations for Tentative Tract 31816 ; and, WHEREAS, a Mitigated Negative Declaration (Environmental Assessment 2003-479) was certified by the City Council for Tentative Tract Map 31816 under Resolution No. 2004-37. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: PAReports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC RESO SDP 2004-818.doc Planning Commission Resolution 2004 - Site Development Permit 2004-818 La Quinta Partners North, L.P. Adopted: December 14, 2004 1. Consistency with the General Plan: The project, as proposed, is consistent with the goals and policies of the General Plan in that the residential land uses are consistent with the Low Density Residential designation. 2. Consistency with the Zoning Code: The proposed project, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architectural style, building heights, building mass, parking, and landscaping. 3. Compliance with the California Environmental Quality Act (CEQA): This project has complied with the requirements of the California Environmental Quality Act in that a Mitigated Negative Declaration EA 2003-490 was certified by the City Council for Tentative Tract Map 31816 under Resolution No. 2004-36. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design: The proposed project complies with the Zoning Code and is compatible with existing single-family residential development. 5. Site Design: The proposed project complies with the site design in terms of interior circulation, pedestrian access, and other site design elements such as scale, mass, and appearance. 6. Landscape Design: The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit. 2. That it does hereby approve Site Development Permit 2004-818, subject to conditions, for the reasons set forth in this Resolution. P:\Reports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC RESO SDP 2004-818.doc Planning Commission Resolution 2004 - Site Development Permit 2004-818 La Quinta Partners North, L.P. Adopted: December 14, 2004 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14`h day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: THOMAS P. GENOVESE, City Manager/ Interim Community Development Director City of La Quinta, California P:\Reports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\PC RESO SDP 2004-818.doc PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-818 LA QUINTA PARTNERS NORTH, L.P. ADOPTED: DECEMBER 14, 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 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. The Landscape Plan shall be modified to replace the deciduous shrub, Barbados Pride, with an evergreen shrub. PAReports - PC\12-14-2004\SDP 04-818 La Quinta Partners North\COA SDP 2004 818.doc ATTACHMENT 1 PROJECT sur HO DRIVE o Q � � �Z \ W o Z QSF o SEC. 29 T. HIGHWAY 111 NO SCALE PROJECT LOCATION MAP ATTACHMENT #4 Architecture and Landscaping Review Committee November 3, 2004 a. Condition added: The pedestrian ,,,��ircle shall be eliminated at the outer edge banding," b. Condition added: The planted -"areas adjacent to the parking lot shall have some,A' pe of material to allow a pedestrian walkway. C. Condition added: A ,tt'ellis structure shall be added to northwest elevatiory bf Pad 6. d. Condition addedy-" An alternative design for shop 3 for use of vehicles ,,end pedestrians to be maintained in an adequate runner that it will not fade. e. Suggeon: An alternative tree to the mesquite trees shod be considered. Una�.i ously approved. C. Site Development Permit 2004-818; a request of La Quinta Partners - North for consideration of architectural and landscaping plans for two new prototype residential units with two facades each located on the west side of Caleo Bay, approximately 270 feet north of Avenue 48. 1. Interim Community Development Director Oscar Orci presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Jim Thompson, representing the applicant, who gave a presentation on the project. 2. Committee Member Bobbitt stated the tract needs some undulation, but not sure it is possible. Staff noted the Code requires staggering on every fifth home. Mr. Thompson stated there is a minimum of 20 feet to the garage. 3. Committee Member Thoms asked if they could have less of a setback. Staff noted with a side entry garage it can be 15 feet. Discussion followed regarding alternatives. 4. There being no further questions of the applicant, it was moved and seconded by Committee Members Christopher/Bobbitt to adopt Minute Motion 2004-034 recommending approval of Site Development Permit 2004-818, as recommended. Unanimously approved. G:\WPDOCS\ALRC\1 1-3-04.doc 5 PH #E STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 2004 CASE NO.: ENVIRONMENTAL ASSESSMENT 2004-524 SPECIFIC PLAN 97-029, AMENDMENT NO. 3 APPLICANT: LA QUINTA REDEVELOMENT AGENCY ENGINEER: THE KEITH COMPANIES LOCATION: SOUTHWEST CORNER OF DUNE PALMS ROAD AND HIGHWAY 111 REQUEST: SPECIFIC PLAN AMENDMENT NO.3 TO ADD 12.33 ACRES TO THE EXISTING CENTRE AT LA QUINTA SPECIFIC PLAN ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2004-524 WAS PREPARED FOR THIS SPECIFIC PLAN [AND ASSOCIATED ACTIONS THAT WILL BE BROUGHT FORWARD AT LATER DATES] IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROJECT, AS CONDITIONED, WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND THEREFORE, RECOMMENDS THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE RECOMMENDED FOR CERTIFICATION. GENERAL PLAN DESIGNATION: M/RC: MIXED REGIONAL COMMERCIAL ZONING: CR REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: CR - HIGHWAY 111 WITH COMMERCIAL DEVELOPMENT ON NORTH SIDE OF HIGHWAY 1 1 1. SOUTH: CR-VACANT EAST: CR & CP - DUNE PALMS ROAD WITH COMMERCIAL ON EAST SIDE OF STREET. WEST: CR - CENTRE AT LA QUINTA BACKGROUND The site is located at the southwest corner of Dune Palms Road and Highway 1 1 1 (Attachment 1). The property to be added to Planning Area III of the Specific Plan consists of approximately 12.33 acres adjacent to the existing Centre at La Quinta. Recently developed businesses in that center include Marshall's, PetsMart, smaller retail establishments and the Wal-Mart Supercenter. The intent of this Amendment No. 3 is to add this acreage to the existing Specific Plan, such that the character and design of the added area will be consistent and integrated with the existing Center. As specific building designs are prepared, they will be brought forward for Planning Commission review through the Site Development Permit Process. Past Amendments to the Centre at La Quinta Specific Plan included the following: Amendment 1: Changes to the Conditions of Approval regarding landscaping, under - grounding utilities, storm -water retention, a well site, infrastructure, signage and lighting. Amendment 2: Modifications to the Sign Program, allowance of car display jacks for the auto dealerships, and an Amendment to the Development Agreement regarding definitions. The property is currently vacant. In the past, it was used for agriculture, but has been in disuse for some time. It has been used for some trash dumping and other unauthorized activities. The project will involve mixed commercial activities, consistent with the City Zoning Code and the existing Centre at La Quinta Specific Plan. Three lots will be created as part of a forthcoming parcel map. The approximate configuration of the parcels is shown on Specific Plan Amendment, No.3, Figure 1-5. PROJECT REQUEST The property is a part of a larger parcel (27.77 acres) that was recently purchased by the La Quinta Redevelopment Agency. The southern segment of the property will be the subject of a separate residential specific plan which will be presented to the Planning Commission at a future date. The project will have its primary access provided from Dune Palms Road although it will also be tied into the internal circulation system now in place for the Centre at La Quinta. It is anticipated that a new signalized intersection will be located at the primary access point. [See Specific Plan Amendment, No.3, Figure 1-9.1 Other access points will not be signalized and turning movements will be limited to right turn out and right turn in. On -site storm water retention for the existing Centre at La Quinta has been designed to contain runoff from a 100-year storm. The Amendment provides for connection to these facilities and/or new facilities designed to ensure that the amended Specific Plan area will continue to meet the requirement for on -site retention of runoff. Nuisance water will be collected and directed to the landscape areas. As required by the General Plan as well as the Highway 1 1 1 Design Theme, special landscaping will be provided along the Highway 1 1 1 frontage. Similarly, landscaping along Dune Palms Road, which is designated as a Secondary Image Corridor, will be provided in accordance with the requirements of these City policies. All future development within the amended Centre at La Quinta area will require approval of either a Site Development Permit or Conditional Use Permit, or both. It is at that stage of development approval that specific project characteristics will be presented. The Amendment continues the existing Centre at La Quinta FAR (Floor Area Ratio) standard of .25 (rather than the more liberal standard of .35 as contained in the General Plan for M/RC designated property). Other salient design standards include the provision that no building within 150 feet of a Secondary Image Corridor may be higher than one story or 22 feet. This standard will apply along both the Highway 1 1 1 and Dune Palm Road frontages. The height limit for the remainder of the area included in the Amendment is 25 feet. Public Notice This Specific Plan Amendment was advertised in the Desert Sun newspaper on November 24, 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 Any written comments received are on file with the Community Development Department. To date, no comments have been received. Any applicable agency comments received will be made part of the Conditions of Approval for this project. FINDINGS Findings to recommend approval of this request to the City Council can be made as noted in the attached Resolutions. onr RECOMMENDATION 1. Adopt Planning Commission Resolution 2004- , recommending to the City Council certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2004-524, subject to the attached Mitigation Monitoring provisions. 2. Adopt Planning Commission Resolution 2004- , recommending to the City Council approval of Amendment No. 3 to Specific Plan 97-029, subject to the attached Conditions of Approval. Attachments: 1. Project Vicinity Location Map 2. Specific Plan Amendment No. 3 document Prepared by: Thomas P. Genovese, City Manager/ Interim Community Development Director 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 PREPARED FOR AMENDMENT #3 TO SPECIFIC PLAN 97- 029 CASE: ENVIRONMENTAL ASSESSMENT 2004-524 APPLICANT: LA QUINTA REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14" day of December, 2004 hold a duly noticed Public Hearing to consider the request of La Quinta Redevelopment Agency for Environmental Assessment 2004- 524 prepared for Amendment#3 to Specific Plan 97-029 located at the southwest corner of Highway 1 1 1 and Dune Palms Road, and more particularly described as the northerly portion of: APN 649-030-034 WHEREAS, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on November 24, 2004, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and . WHEREAS, said Environmental Assessment 2004-524 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 prepared an Environmental Assessment in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The Community Development Department has determined that the project, as conditioned, will not have a significant adverse impact on the environment because mitigation measures have been imposed on the project that would reduce impacts to less than significant levels, and therefore, is recommending that a Mitigated Negative Declaration of environmental impact be certified by the City Council. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Clerk's Office on November 23, 2004 as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and On �i PAReports - PC\12-14-2004\Centre at LQ Amd\PC Reso MND 6 Dec.doc Planning Commission Resolution 2004- Environmental Assessment 2004-524 La Quinta Redevelopment Agency Adopted December 14, 2004 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 recommending to the City Council certification of said Environmental Assessment: 1. The proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2004-524. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce 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. Potential impacts associated with cultural and paleontologic resources can be mitigated to a less than significant level. 3. 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. The site does not contain significant biological resources. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as the proposed project supports the long term goals of the General Plan by providing a variety of commercial opportunities for City residents. No significant effects on environmental factors have been identified by the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. The construction of additional regional commercial development in the Amendment area will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. 6. The proposed project has the potential to adversely affect human beings, due to air quality, biology, cultural resources, geotechnical, hydrological, noise and traffic impacts. However, these impacts have been addressed through the imposition of mitigation measures which will lower the potential for significant impacts to less than significant levels on each of these dimensions. Q n r~+ Planning Commission Resolution 2004- Environmental Assessment 2004-524 La Quinta Redevelopment Agency Adopted December 14, 2004 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment in that mitigation measures have been imposed on the project that will reduce impacts to a less than significant level. 8. The Planning Commission has considered Environmental Assessment 2004-524 and said Assessment reflects the independent judgment of the City. 9. 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). 10. 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 correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 2004-524 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Program, attached and on file in the Community Development Department. 3. That Environmental Assessment 2004-524 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14"' day of December, 2004, by the following vote, to wit: AYES: Inel*7� 0 0 `-1 Planning Commission Resolution 2004- Environmental Assessment 2004-524 La Quinta Redevelopment Agency Adopted December 14, 2004 ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: Thomas P. Genovese, City Manager/ Interim Community Development Director City of La Quinta, California 0n8 Environmental Checklist Form 1. Project Title: EA 2004 - 524 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Thomas P. Genovese, City Manager/ Interim Community Development Department City of La Quinta Project Location: West side of Dune Palms, between Avenue 48 and Highway 111 5. Project Sponsor's Name and Address: La Quinta Redevelopment Agency 78-495 Calle Tampico La Quinta, CA 92253 6. General Plan Designation: M/RC - Mixed 7. Zoning: CR - Regional Regional Commercial Commercial 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.) The project involves the disposition and development of a 27.77-acre parcel, including the issuance of all related land use approvals and permits ("the Project"). The parcels are located on the northwest corner of Avenue 48 and Dune Palms in the City of La Quinta, APN 649-030-034 ("the Property"), and are situated between Avenue 48 and Highway 1 1 1, west of Dune Palms. (See Exhibits 1 & 2.) The site is vacant, with some vestiges of previous agricultural activities. (See Exhibit 3.) The La Quinta Redevelopment Agency acquired the Property in March of 2004, primarily for the purpose of carrying out its obligation to provide affordable housing. Approximately 15.44 acres of the Property will be developed with affordable housing, and the remainder will be developed with retail commercial. The actions, approvals, and permits which will implement the Project include (1) the adoption of a Specific Plan for the 15.44 acres located on the northwest corner of Avenue 48 and Dune Palms, for an affordable housing complex containing up to 300 units of varying sizes as well as accessory facilities (management office, recreation building, swimming pool, etc.); (2) the amendment of Planning Area III of the Centre at La Quinta Specific Plan to extend its border to Dune Palms, adding approximately 12.33 acres of property with the potential of an additional 164,000 sq. ft. of retail development to that Specific Plan; (3) the approval of a parcel map to create a parcel for the affordable housing development, and one or more commercial 1 PA\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC parcels (see Exhibit 4.); (4) approval of the site development permits, conditional use permits, grading permits, building permits, and any other required permits for the construction of the various structures to be built on the site; and (5) disposition of the property by the La Quinta Redevelopment Agency. The property is designated M/RC — Mixed Regional Commercial on the Land Use Element of the General plan. The zoning designation is CR — Regional Commercial. These designations allow a variety of commercial activities as well as high density residential uses so long as there is an affordable component. No general plan or zoning designation change is involved. This Environmental Assessment addresses the impacts of the Project, in combination with the remaining buildout of the existing Planning Area Ill of the Specific Plan. Primary access to the Project will be from Dune Palms Road. A signalized intersection will be developed to provide an entry to the property at the southern end of the commercial component of the property. This new intersection will be located approximately half -way between Highway 1 1 1 and Avenue 48. Additional non -signalized intersections will be located along Dune Palms Road, two serving the residential parcel and at least one serving the commercial ones. No access points from Avenue 48 are proposed. Driveways serving the retail center closest to the corner of Highway 1 1 1 and Dune Palms Road consistent with City and Caltrans standards will provide access to the northernmost parcel. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: State Route 1 1 1, with commercial development on north side of highway. South: Avenue 48, bordered by low density residential (Rancho La Quinta). West: Commercial development (Super Wal-Mart Center) adjacent to northerly section of Property; vacant and CVWD pump site along southerly section. East: Dune Palms, bordered by commercial development and school district facility. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Caltrans, for development adjacent to SR 111 Coachella Valley Water District PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC 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. X Aesthetics Agriculture X Air Quality Biological Resources Hazards & Resources Cultural Resources Hydrology / Water Geology /Soils Land Use / Planning X X Hazardous Materials Mineral Resources Quality Noise Population / X Public Services Recreation Housing X Transportation/Traf Utilities / Service Mandatory Findings of fic Significance Systems 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 X the 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 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC 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. November 18, 2004 Date Signature 01 �) P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC 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. 91 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC 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. 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 034 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact 1. AESTHETICS -- Would the project: a) Have a substantial adverse effect X on a scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, including, but not limited X to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Project Description Materials) c) Substantially degrade the existing visual character or quality X of the site and its surroundings? (Project Description Materials) d) Create a new source of substantial light or glare which X would adversely affect day or nighttime views in the area? (Project Description Materials) I. a)-c1 - The project will alter the visual character of the property from vacant, former agricultural operation to commercial and residential uses. This transition has been anticipated in the City General Plan and Zoning Code which designated the northern portion (closest to Highway 1 1 1) for commercial uses and anticipates residential in the area to the south. Highway 111 is designated as a Primary Image Corridor and Dune Palms and Avenue 48 are Secondary Image Corridors on the La Quinta General Plan (Exhibit 3.6). The site itself is without scenic merit, having been in disuse since the end of agricultural operations. Consistent with City General Plan Policies and zoning regulations, minimum landscape setbacks along the three scenic corridors will be as follows: Highway 1 1 1: 50 feet Dune Palms: 20 feet Avenue 48: 20 feet PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC In addition, City zoning code requires that building heights within 150 feet of the rights - of -way of Image Corridors be limited to 22 feet. These two standards maintain near distance visual character. Because the project will comply with adopted policies regarding enhancing visual character, impacts to these aesthetic topics is expected to be less than significant. In order to provide for continuing views of the Santa Rosa Mountains from the scenic corridors, Mitigation Measure No. AES-1 will ensure that specific building placement is designed to prevent a barrier effect by future development. AES-1: Prior to the approval of any site development or conditional use permit that authorizes structural improvements on the property, applicant shall prepare a line -of -sight or equivalent visual impact analysis meeting the approval of the Director, Community Development, that demonstrates that the placement, height and massing of proposed buildings do not result in significant obstruction of views of the Santa Rosa Mountains. d) Development of the property will increase the amount of ambient light in the area. However, City policies and standards ensure that direct lighting is limited to the property itself. Accordingly, any impacts are less than significant and no mitigation is required. `i'_ PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact II. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and X Monitoring Program of the California Resources Agency, to non-agricultural use? (General Plan EIR p. III-22 ff.) b) Conflict with existing zoning for agricultural use, or a Williamson X Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could result X in conversion of Farmland, to non- agricultural use? (General Plan EIR p. III-22 ff.) II. a)-c►: Properties adjacent to the proposed project site are urbanized. There is no agriculture in the vicinity. There are no Williamson Act contracts that affect the project site. For these reasons, the proposed project will have no impact on agricultural resources, and no mitigation measures are required. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the applicable air X quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or contribute substantially to an X existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard X (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM 10 Plan for the Coachella Valley) d) Expose sensitive receptors to substantial pollutant X concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a substantial number of X people? (Project Description Materials) llV a)-b): City of La Quinta General Plan, with which the proposed project is consistent, reflects Southern California Association of Government's projections of jobs and housing. It is consistent with the Southern California Air Quality Management District plans as NZ P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC well. As such, implementation of the proposed project will not conflict or obstruct implementation of the air quality plan. The Coachella Valley is part of the Southern California Air Basin, which is a non - attainment area for a number of pollutants. For the project area at issue, the General Plan EIR assumed a development level consistent with regional commercial uses. Within the General Plan EIR, the area at issue, plus certain additional land, was identified as Traffic Analysis Zone (TAZ) 896. Development intensities associated with this TAZ were utilized in projecting the traffic levels the site would generate as well as the associated air quality emission. The air quality impacts of the General Plan's buildout, were weighed by the City decisionmakers at that time and General Plan update was approved, and were overridden in accordance with CEQA Guideline 15092. A statement of overriding considerations adopted at the time the General Plan EIR was certified. The trip generation levels currently anticipated with project buildout are within the daily trip generation rates assumed in the General Plan EIR. Based on the traffic analysis as well as other project characteristics, the engineering consulting firm of Urban Crossroads prepared an assessment of the project's air quality impacts.' That analysis, examined the following emissions utilizing SCAQMD procedures and the UREMIS model, reactive organic compounds (ROC), nitrogen oxides (NOx), carbon monoxide (CO), sulfur dioxide (Sox) and particulate matter (PM10) in light of SCAQMD thresholds. The results of that analysis are as follows: PROJECT EMISSIONS SUMMARY SCAQMD Daily Thresholds for Project Operations (pounds per day) ROG NOx I CO PM10 Sox Daily (Ibs/day) 55 55 550 150 150 SUMMER OPERATING EMISSIONS Area Source 6.96 3.88 3.12 0.01 0 Operations 55.96 36.76 643.76 54.55 0.36 total 62.92 40.64 646.88 54.56 0.36 % threshold 1 14% 74% 1 18% 36% 0% WINTER OPERATING EMISSIONS Area Source 6.77 3.86 1.6 0.01 0 Operations 51.05 58.8 548.63 69.68 0.36 total 57.82 62.66 550.23 69.69 0.36 % threshold 1 105% 1 1 14% 1 100% 1 46% 1 0% ,F-- :1 1 Urban Crossroads, Centre at L aQuinta Air Quality Impact Analysis, November, 2004 0119 P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC SCAQMD Daily Thresholds for Construction (pounds per day)' ROG NOx CO PM10 I SOx Daily (Ibs/day) 75 100 550 150 150 PROJECT CONSTRUCTION EMISSIONS Construction 428.04 292.11 304.97 202.2 0.04 % threshold 571 % 292% 55% 135% 0% MITIGATED PROJECT EMISSIONS SUMMARY SCAQMD Daily Thresholds for Project Operations (pounds per day) ROG 1 NOx CO PM10 FSOX Daily (Ibs/day) 55 55 550 150 150 SUMMER OPERATING EMISSIONS Area Source 6.94 3.60 3.12 0.01 0 Operations 47.6 29.59 518.27 43.75 0.29 total 54.54 33.19 521.39 43.76 0.29 % threshold 99% 60% 95% 29% 0% WINTER OPERATING EMISSIONS Area Source 6.77 3.84 1.59 0.01 0 Operations 41.42 47.05 439.79 55.63 0.29 total 48.19 50.89 441.38 55.64 0.29 % threshold 88% 93% 80% 37% 0% SCAQMD Daily Thresholds for Construction (pounds per day)' ROG NOx CO PM10 SOx Daily (Ibs/da) 75 100 550 150 150 PROJECT CONSTRUCTION EMISSIONS Construction 60.74 97.61 26.86 75.5 0.04 % threshold 81 % 98% 5% 50% 0% As can be seen, although there are instances when the project does exceed the established thresholds, application of mitigation measures will reduce all air quality impacts to a level below significance. c) As noted above, the proposed project's impacts were anticipated in the General Plan EIR. In evaluating the cumulative impacts of the buildout of the general plan, the City's EIR did include the development of the proposed project. As shown in the traffic analysis, the anticipated buildout of TAZ 896 remains well within the levels assumed in the EIR. There are no site -specific conditions which require further analysis. 024) PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC d) The only sensitive receptor included in the project is the residential component. The residential uses are not located with a quarter mile of any facilities emitting toxic pollutants, nor are the residential uses located adjacent to a congested roadway or other area with a high background carbon monoxide concentration. An assessment was also done in 2004 of potential worst case one -hour carbon monoxide concentrations or "hotspots" as related to the current proposal. The conclusion of this analysis is that the project does not generate enough additional vehicle trips to crate a local CO hotspot. e) The proposed project consists of retail commercial and residential uses that are not expected to result in the emission of objectionable odors. f) The proposed project consists of retail commercial and residential uses that are not expected to result in the emission of objectionable odors. No mitigation is required. MM AQ-1: Prior to the issuance of a grading permit or building permit, whichever comes first, the Applicant shall prepare and implement a construction management plan, as approved by the City of La Quinta, which include the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD. • Configure construction parking to minimize traffic interferences. • Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). • Schedule construction activities that affect traffic flow on the arterial system to off-peak hours. • Reroute construction trucks away from congested streets. • Consolidate truck deliveries when possible. • Provide dedicated turn lanes for movement of construction trucks and equipment on -and off -site. • Prohibit truck idling in excess of two minutes. • Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. • Suspend use of all construction equipment operations during second stage smog alerts. • Use electivity from power poles rather than temporary diesel- or gasoline - powered generators. • Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. • Use propane- or butane -powered on site mobile equipment instead of gasoline if readily available at competitive prices. [5.6-21 ] M PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC MM: AQ-2 The applicant shall prepare and implement a PM 10 Plan based on the measures of SCAQMD Rule 403, Fugitive Dust, which are in effect at the time of development. The following measures are currently recommended to implement Rule 403, Fugitive Dust. The measures have been quantified by the SCAQMD as being able to reduce dust generation between 30 and 85 percent depending on the source of the dust generation. • Apply approved non -toxic chemical soil stabilizers according to manufacturer's specifications to all inactive construction areas (previously graded areas inactive of four days or more). • Replace ground cover in disturbed areas as quickly as possible. • Enclose, cover, water twice daily, or apply approved soil binders to exposed piles (i.e., gravel, sand, dirt) according to manufacturers' specifications. • Water active grading sites at least twice daily. • Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph. • Provide temporary wind fencing consisting of three- to five-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared or are being graded. • All trucks hauling dirt, sand, soil , or other loose materials are to be covered or should maintain at least two feet of freeboard (i.e., minimum vertical distance between top of the load and the top of the trailer,), in accordance with Section 23114 of the California Vehicle Code. • Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (recommend water sweepers using reclaimed water if readily available). • Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. • Apply water three times daily or chemical soil stabilizers according to manufacturers' specifications to all unpaved parking or staging areas or unpaved road surfaces. • Enforce traffic speed limits of 15 mph or less on all unpaved roads. MM AQ-3: The Applicant shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to the development of the project (such as Rule 402, Nuisance and Rule 1113, Architectural Coatings) and which are in effect at the time of development. MM AQ-4: Prior to the issuance of a conditional use or site development permit, Applicant shall implement the maximum feasible pedestrian and bicycle facilities within and between the commercial and residential components of the project. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would theproject: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, X 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? (AMEC Report, General Plan MEA, p. 73 ff.) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community X identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (AMEC Report, General Plan MEA, p. 73 ff.) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not X 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 movement of any native resident or migratory fish or wildlife species or with established native resident or X migratory wildlife corridors, or impede the use of native wildlife nursery sites? (AMEC Report, General Plan MEA, p. 73 ff.) PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC e) Conflict with any local policies or ordinances protecting biological X resources, such as a tree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation X Plan, or other approved local, regional, or state habitat conservation plan? (General Plan MEA, p. 73 ff.) a)-c) - The project site has been previously graded and has been disturbed over many years by agricultural activities. Since they were concluded, off road vehicle use, dumping and other unauthorized activities have occurred. In addition, the site is adjacent to urban development. There are no riparian resources on the site. A biologist from AMEC Earth & Environmental conducted a review of the site during September, 2004.2 This review included both a literature survey and a site assessment. The general conclusion of the study is that the area is highly degraded and not a high value from a biological perspective, due primarily to the factors noted above. A total of nine plant and wildlife species were observed on the property. Only the southwest portion of the site borders an additional two to three acres of open, sandy creosote habitat, potentially suitable for several sensitive species including the Coachella Valley fringe -toed lizard (Uma inomata). These open areas have since been graded for residential development, Tentative Tract 31311 (Santa Rosa Development) in October, 2003. Twenty-five plant and 14 animal species were identified during the survey. None of those observed are considered sensitive species. Although, not all species are observable in a short time period at a single time of year, the literature review, and the AMEC biologists' knowledge of the site vicinity, indicated that while other sensitive plants, animals and habitat types could potentially occur in the vicinity of the property, the degraded condition of the site reduces the potential of such species occurring at this location. e)-f) - Further, review of the EIR for the La Quinta General Plan indicates that the site is not included in the survey areas for species of special interest that could be found in such settings (e.g., Coachella Valley Giant Sand Treader Cricket, Flat -tailed Horned Lizard, the Palm Springs Pocket Mouse). However, the site is in the fee mitigation area for the Fringe -Toed Lizard. 2 AMEC Earth & Environmental, Inc., General Biological Assessment of the RSG La Quinta Site, September 16, 2004, is available for review at the City of La Quinta Community Development Department. 0 264 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Accordingly, the following mitigation measures insure that any impacts on biological resources are reduced to a less than significant level. BIO-1: Common and Special Status Bird nests. If project site grading and/or construction occurs during the nesting /breeding season (typically February through July) of native bird species potentially nesting on the site, then the following measure shall be implemented: Prior to construction or site preparation activities, a field survey shall be conducted by a qualified biologist to determine if active nests of special status birds (i.e., loggerhead shrike) or common bird specified by the migratory Bird Treaty Act and/or California Fish and Game Code, are present in the construction zone or within 50 feet of the construction zone. If active nests are found, a minimum 50- foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fence barrier shall be erected around the nest site. No construction activities shall be permitted within this nest zone until the young birds have fledged, as determined by the project biologist. BIO-2: Coachella Valley Fringe -toed Lizard and Flat -tailed Horned Lizard. Prior to the issuance of a conditional use permit, a site development permit or a grading permit, whichever occurs first, applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe -toed lizard mitigation plan. This mitigation structure has been established by the USFWS and CDFG. The fee is applied when lands within known or historical fringe -towed lizard habitat are developed. The project lies within the fee area. The mitigation fee is used to purchase fringe -toed lizard habitat in special preserves, such as the Coachella Valley Preserve area, for the purpose of maintaining suitable habitat for the fringe -toed lizard. In addition, even though there is only a low potential for the flat -tailed lizard to occur on the site due to the disturbed nature of the habitat, the fringe -toed lizard habitat on the site is also suitable for the horned lizard. Measures such as the payment of the mitigation fee that are enacted as part of the Coachella Valley fringe -toed Lizard Habitat Conservation Plan to preserve and enhance fringe -toed lizard habitat will also benefit flat -tailed horned lizard. Therefore the mitigation fee paid for the loss of the fringe toed lizard habitat on the site will also mitigate the loss of the same habitat for the flat -tailed horned lizard. These mitigations are expected to reduce potential project impacts to biological resources to less than significant levels. 025, PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact V. CULTURAL RESOURCES - Would theproject: a) Cause a substantial adverse change in the significance of a X historical resource as defined in Government Code Sec15064.5 (General Plan MEA, p. 123 ff.) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to X Sec 15064.5? (General Plan MEA, p. 123 ff.) c) Directly or indirectly destroy a unique paleontological resource or X site or unique geologic feature? (General Plan Exhibit 6.8) d) Disturb any human remains, including those interred outside of X formal cemeteries? V. a)-d) - As noted above, most of the project site has been previously graded for agricultural activities. Nevertheless, the general vicinity is one of potential significance as having been adjacent to the lakeshore(s) of previously -existing Lake Cahuilla. Archaeologists from the Keith Companies conducted a Phase 1 and Phase 2 Cultural Resources investigations of the Property. This investigation involved both archival and site examinations. Although the site is highly degraded, some historical aspects as well as evidence of pre- historic habitation was noted. Further investigation was undertaken to ensure that no significant resources would be destroyed by project implementation. The results of that work were that it is appropriate to document and salvage artifacts on the site to ensure they will be appropriately catalogued and disposed of in an appropriate manner. The following mitigation measure will ensure that impacts remain below a significant level: MM Cul-1 Prior to the issuance of a conditional use permit, a site development permit or a grading permit, whichever occurs first, Applicant shall submit an Archaeological Monitoring program for approval by the Director, Community Development. Said report shall include, but not be limited to, provisions that will ensure that the following issu�s PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC are addressed: • Any diagnostic artifacts exposed at any site identified in the Phase I study shall be collected for curation at the La Quinta Historical Museum so that additional archival research can be conducted with the La Quinta Historical Museum, the Coachella Valley Historical Museum or other local entities. • For the former dwelling unit in the middle of the parcel, the standing structure and all related features within the site should be photo documented in detail, and a detailed architectural site recode be filed with the EIC. Additional archival research is recommended with the La Quinta Historical Museum, the Coachella Valley Historical Museum and other agencies to seek additional historical information about the site. Focused monitoring of the demolition of the structure should be conducted to recover any historic artifacts of interpretive value, assess significant features that may be exposed and to monitor for buried cultural deposits of older time periods. • The Program shall detail procedures to ensure that an archaeological monitor will be on site during initial grading activities in the vicinity of the sites identified in the Phase 1 Cultural Resources Investigation as well as those activities that would lead to a deeper excavation that may occur following the initial grading sequence The archaeological monitor may be joined by a Tribal monitor is required by local Native American bands in conjunction with federal, State and local requirements. • The Archaeological Monitoring Program shall also detail procedures that will be followed in the unlikely event that human remains are encountered during project construction, pursuant to Public Resources Code Section 5097.98, to include provisions that the following steps are taken upon discovery of human remains: 1. Stop work immediately in vicinity and contact Riverside County Coroner; 2. The Coroner has two working days to examine human remains after being notified by responsible person. If the remains are Native American, the coroner has 24 hours to notify the Native American Heritage Commission; 3. The native American heritage Commission will immediately notify the person it believes to be the most likely descendent of the deceased native American; 4. The most likely descendent has 24 hours to make recommendations to the owner, or representative for the treatment or disposition, with proper dignity, of the human remains and grave goods; 5. If the descendent does not make recommendations within 24 hours the owner shall reinter the remains in an area of the property secure from further disturbance, or; If the owner does not accept the descendant's recommendations, the owner of descendent may request mediation by the Native American Heritage Commission. This mitigation will reduce potential project impacts to cultural resources to less than significant levels. 0427 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ 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, as delineated on the most recent Alquist-Priolo Earthquake X Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (General Plan MEA Exhibit 6.2) iii) Seismic -related ground failure, including liquefaction? (General X Plan Exhibit 8.2) iv) Landslides? (General Plan Exhibit X 8.3) b) Result in substantial soil erosion or the loss of topsoil? (General Plan X Exhibit 8.4) c) Be located on a geological unit or soil that unstable, or that would become unstable as a result of the project, and potentially result in on- X or off -site landslides, lateral spreading, subsidence, liquefaction or collapse? (General Plan Exhibit 8.3) Pi. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC d) Be located on expansive soil, as defined in Table 18-1-B of the X Uniform Building Code (1994), creating substantial risks to life or property? (General Plan Exhibit 8.1) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste X water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a) i)-iv) - The proposed project site lies approximately 5 miles from the San Andreas Fault, 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 Due to its location and underlying geology, the risk of liquefaction on the site is considered low. Adherence to State and local seismic standards in the design and construction of structures on the site will ensure that the potential impacts due to seismic events are less than significant impacts. Furthermore, Mitigation Measures noted below will provide that additional design considerations are observed during actual development and construction. GEO-1 Prior to the issuance of a conditional use permit, a site development permit or a grading permit, whichever occurs first, Applicant shall conduct a geotechnical investigation to determine whether there are any localized geological constraints that would require special design or construction measures. If such constraints are found, incorporate appropriate design and construction control measures in to grading, foundation and/or structural plans, as recommended by the geotechnical engineer. GEO-2: Prior to the issuance of a conditional use permit, a site development permit or a grading permit, whichever occurs first, applicant shall prepare a detailed soils engineering report meeting the approval of the City Engineer. Said report shall include, but not be limited to, the following topics: • Criteria for design of foundations, slab -on -grade construction, site grading specifications and utility trench backfill recommendations. • Structural design to account for the anticipated ground shaking characteristics in the design of the proposed buildings for earthquake loading. Project plans and specifications shall satisfy the seismic design parameters set forth in the latest addition of the Uniform Building Code, as administered by the City of La Quinta. These criteria are considered minimum guidelines for project structural design. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC b► The site is located in a very severe wind erosion area, and will therefore potentially be subject to significant soil erosion from wind. City standards for construction practice during construction phases will ensure that any such wind erosion remains below a level of significance. c►-e) The soils on the subject property have a low expansion probability, as defined in the Uniform Building Code. Waste water disposal will be provided by the Coachella Valley Water District so there will not be reliance on septic systems or similar methods of waste water disposal. 0 34) PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the routine transport, use, or X disposal of hazardous materials? (Project Description Materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and X accident conditions involving the release of hazardous materials into the environment? (Project Description Materials) c► Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X waste within one -quarter mile of an existing or proposed school? (Project Description Materials) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant X to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (DTSC List) e) For a project located within an airport land use plan or, where such a plan has not been adopted, X 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) P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) X g) Impair implementation of or physically interfere with an adopted X emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, X including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) a)—c) The Desert Sands Unified School District operates a childcare center/pre-school at 47950 Dune Palms Road, east of the residential component of the project. Construction of both the commercial and residential areas of the project would involve the use of potentially hazardous materials, particularly fuel and lubricants. Standard City requirements placed on grading and building permits related to required grading and construction fueling practices ensure that such environmental imparts are less than significant In a similar fashion operation of the project, could, involve such things as household cleaners, swimming pool chemicals, fuel and lubricants for lawn maintenance as well as vehicles. Other than motor fuel, federal, State and local regulations and standards set appropriate safety levels for such potentially hazardous materials, particularly given the small amounts of such materials that are typically associated with household or retail uses. These standards and policies will ensure that any impacts to the environment are less than significant. There will, of course, be a higher volume of fuel and lubricants at a retail gas station. Such a use is allowed in the commercial area of the expanded Planning Area III. However, this location is not in the vicinity of any schools, residences or other sensitive land uses. Once again, standard regulations related to the delivery, storage and pumping of gasoline ensure that there will be no significant impacts on the environment. 03A PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC d) The site is not listed on the Department of Toxic Substances Control Hazardous Waste and Substances Site List (Cortese List). A Phase I Environmental Site Assessment was undertaken in by Earth Systems Southwest March, 2004, which identified possible underground storage tanks (USTs), lead and DDT -related issues on the site.3 Based on this initial investigation, a Phase II investigation was undertaken. This effort resulted in the conclusion that no USTs are present and lead residues were removed. Lastly, while low concentrations of DDT and its breakdown products were detected in testes performed on surface soil on site, the concentrations were well below the residential preliminary remediation goals (PRGs). The conclusion of this Phase II Environmental Assessment is that potential environmental impacts from hazardous materials on the site are less than significant. e)-h) The site is not located in proximity to any airport or airstrip. It is surrounded by urbanized uses, with access to Dune Palm Road, a primary arterial roadway. Its location does not interfere with any emergency response or evacuation plan. Lastly, due to its location well away from open space areas, the site is not susceptible to wildland fires. 3 Earth Systems Southwest, Report of Phase I environmental Site Assessment and Report of Phase II Investigation and Lead Removal, May, 2004. 031 P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would theproject: a) Violate any water quality standards or waste discharge X requirements? (General Plan MEA, p. 92ff) b) Substantially deplete groundwater 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 X 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 MEA, p. 92ff)) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of X the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off -site? (General Plan MEA, p. 92ff) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of X 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 MEA, p. 92ff) PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC e) Create or contribute runoff water which would exceed the capacity X of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or X Flood Insurance Rate Map or other flood hazard delineation map? (General Plan MEA Exhibit 6.6) g) Place within a 100-year flood hazard area structures which would X impede or redirect flood flows? (General Plan MEA Exhibit 6.6) Vill. a) Pursuant to City of La Quinta policies, conditions of approval will be imposed on the project that require the project comply with the National Pollutant Discharge Elimination System (NPDES) program. Under the NPDES Stormwater Permit issued to the County of Riverside and to the city of La Quinta as one of the co-permitees, all development and significant redevelopment is obligated to implement structural and non- structural facilities for non -point source pollutants reaching the "Waters of the U.S." to the maximum extent practicable. Thus, the proposed project will not affect groundwater quality. b) The project site is not now used for groundwater recharge. In fact, installation of on - site retention basins required for flood control/drainage purposes, will provide a limited recharge enhancement. Development of the project site is consistent with the La Quinta General Plan. Its policies, as well as those of the Coachella Valley Water District, ensure that there is not a significant depletion of groundwater resources. c)-e) The proposed project will result in a decrease in water absorption rates because the amount of impermeable surfaces on the site will be increased over existing conditions. This will also result in the generation of additional runoff on the project site. To compensate for the additional runoff, drainage facilities will be provided as part of the project to direct this runoff to onsite retention basins, thereby ensuring that such impacts are less than significant. These basins will be designed to capture the runoff from the 100-year storm event. Physical and biological project design features, consistent with City standards, will capture and stabilize or reduce polluted runoff to less than significant levels. 27 035 P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC f)-g) The project site is not within the 100-year flood plain or a flood hazard zone as defined by the Federal Emergency Management Agency (FEMA). No mitigation measures are required. ! N6 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Project Description Materials) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to X 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 conservation plan or natural X community conservation plan? (Master Environmental Assessment p. 74 ff.) IX. a)-c) - The project site is adjacent to commercial development along the Highway 1 1 1 corridor. Property on the east side of Dune Palms Road is currently developed for commercial and institutional uses. Property to the south (across Avenue 48) is residential and that to the west is approved for a residential project which is under construction. It will be, in essence, an infill development consistent with City policies and as such will not divide an established community. Its future development will implement the General Plan intent of the Mixed Regional Commercial land use designation Development of the site will not interfere with any Habitat Conservation Plan, although the project site is located within the existing fee area (but not a reserve) for the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. No mitigation measures are required. 2837 PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that X would be of value to the region and the residents of the state? (General Plan MEA, p. 72 ff.) b) Result in the loss of availability of a locally -important mineral X resource recovery site delineated on a local general plan, specific plan or other land use plan? (General Plan MEA, p. 72 ff.) X. a) - b) - The project site is located in the MRZ -1 Zone, and is not expected to contain mineral resources. It has not been used for mineral extraction in the past. Therefore, potential impacts on the environment due to a loss of availability of known regionally or locally important mineral resources are not anticipated. No mitigation measures are required. 300 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local X general plan or noise ordinance, or applicable standards of other agencies? (General Plan MEA, P. 1 1 1 ff.) b) Exposure of persons to or generation of excessive X groundborne vibration or groundborne noise levels? (Project Description Materials) c) A substantial permanent increase in ambient noise levels in the X project vicinity above levels existing without the project? (Project Description Materials) d) A substantial temporary or periodic increase in ambient noise X levels in the project vicinity above levels existing without the project? (General Plan land use map) e) For a project located within an airport land use plan or, where such a plan has not been adopted, X 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) 3103! PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC f) For a project within the vicinity of a private airstrip, would the project expose people residing or X working in the project area to excessive noise levels? (General Plan land use map) XI. A noise analysis was conducted by Traffic engineering consulting firm Urban Crossroads to determine the noise impacts associated with development of the project. a) According to the noise contours for General Plan buildout conditions, the noise levels for the exterior living areas (in the residential component of the project site) located within 139 feet of Dune Palms Road and 178 feet from Avenue 48 will exceed the City's standard of 65 dBA CNEL for residential areas. With a noise barrier (perimeter wall), these noise levels will be reduced to a level below 65 CNEL. b) Neither the operation nor traffic generated by the project is expected to create significant levels of ground borne vibration or noise. The activities permitted in the M/RC Mixed Regional Commercial area do not involve any industrial or similar activities with that characteristic. Further, due to the simple nature of the future structures, the construction activities necessary to complete them will not cause such impacts. c) The off -site noise analysis indicates that for the General Plan buildout conditions, the traffic associated with the proposed project will not create a noise level increase of 3.0 dBA or greater on study area roadways. An increase of less than 3.0 dBA CNEL is generally considered to be insignificant in terms of community noise impact assessment. The results of the off -site noise analysis show that the projected project's noise level contributions will not result in significant impacts to the existing or future sensitive noise receptors identified in the project study area. Noise generated from the proposed commercial center is expected to impact the residential component of the proposed project. Air conditioning units and trash compactors that are expected to be located near the southern boundary of the commercial complex could generate enough noise to exceed City standards. Accordingly, to minimize potential noise impacts from the commercial center, an 8-foot screen wall will be utilized as a project design feature to ensure that such noise impacts are reduced to a level of insignificance. d) Noise increases from the project will be generated during the grading and construction activities. These activities will be short term and will be subject to the construction activity restrictions applied by the City of La Quinta on all such projects (days and hours of operation, equipment maintenance standards, etc.) These temporary increases in noise levels from project construction activity are expected to be less than significant. Furthermore, there are few noise sensitive land uses near the project site. Only the existing and future residential adjacent to the southern portion of the Property are 32 0 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC considered sensitive, along with the childcare center/pre-school across Dune Palms Road. The two residential areas are each protected by a perimeter wall. e)-f) The project site is not within the vicinity of an airport or airstrip. MM N0I-1 Prior to the issuance of the first grading or building permit, applicant shall submit a noise study and construction mitigation program meeting the approval of the City Engineer, demonstrating the following: • That through the use of appropriate project design features, the noise levels in outdoor living areas as well as interior areas for all residential uses meet City standards. • During all project site excavation and grading on site, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from noise sensitive receptors nearest the project site. • The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise sensitive receptors nearest the project site during all project construction. • The construction contractor shall limit all construction related activities that would result in high noise levels according to the construction hours to be determined by City staff. • The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment. To the extend feasible, haul routes shall not pass sensitive land uses or residential dwellings. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XII. POPULATION AND HOUSING Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new X homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, Housing Element.) b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? (General Plan, p. 9 ff., Project Description Materials) c) Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? (Project Description Materials) XII. a) - The residential portion is identified as a potential affordable housing site on the City's Housing Element. Further, the Land Use designations on both the General Plan and zoning call for residential development so long as it is in conjunction with commercial and has an affordable component. As such, the expectation is that up to 300 dwelling units can be developed, consistent with these policy and regulatory documents. Furthermore, La Quinta has a demonstrated need for low- and moderate -income units. Given the size of this need, as documented in the Housing Element, and the relatively small proportion of the total growth that the project will represent, the impacts on population and housing are anticipated to be less than significant. b)-c) The project site is vacant and has been for many years. Neither housing units nor population will be displaced by the project. No mitigation measures are required. 3t4 '� P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ 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, X p. 57) Police protection? (General Plan X MEA, p. 57) Schools? (General Plan MEA, p. 52 X ff.) Parks? (General Plan; Recreation X and Parks Master Plan) Other public facilities? (General X Plan MEA, p. 46 ff.) The Riverside County Fire Department provides fire protection under a contract with the City of La Quinta. Police Service is provided by the Riverside Sheriff's Department, under a contract with the City of La Quinta. With the inclusion of standard conditions of approval, potential adverse impacts relative to fire and police protection are expected to be less than significant and no mitigation is required. School facilities in the project area are provided by the Desert Sands Unified School District (DSUSD). The student generation factors (i.e., students per dwelling unit) utilized by the district for both attached and detached housing products are as follows: K-5 6-8 9-12 Total Detached .2904.1407.1828.6137 Attached .0879.0325.0357.1561 30 4 P:\Reports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Thus, with a maximum of 300 dwelling units, the student generation from the project would range between 46 and 184 students. Although the type of residential units has not been defined at this point, these generation factors are the best source of information about future demands on the school district. Many of the schools in the district are at or nearing capacity levels. The DSUSD has plans to open new schools in the vicinity of Eisenhower and Calle Tampico and on Madison. These facilities will relieve the schools serving the project site Pursuant to State law, and as described in the report entitled Residential Development School Fee Justification Study for the Desert Sands Unified School District, February 24, 2004, the DSUSD has adopted a school impact resolution and collects developer fees to offset the increase in students resulting from new development, both from commercial and residential development. Consistent with the provisions of CEQA, these fee programs are adequate mitigation for impacts on the school district. The City has the right to impose fees for the acquisition and improvement of parks, commonly referred to Quimby Fees. Other public facilities potentially impacted by the project include road maintenance and library services. As discussed above, the project is consistent with the City General Plan and Zoning Code. With the inclusion of standard conditions of approval related to fee programs addressing these services, potential adverse impacts relative to road maintenance and library services XX are expected to be less than significant and no mitigation is required. 304 4 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational X facilities such that substantial physical deterioration of the facility would occur or be accelerated? (General Plan Land Use Plan, Project Description Materials) b) Does the project include recreational facilities or require the construction or expansion of X recreational facilities which might have an adverse physical effect on the environment? (Project Description Materials) XIV. a) b) - The potential development of up to 300 residential units could be expected to slightly increase the demand for parks. The closest park to the project site is La Quinta Park, located on Westward Ho Drive, east of Adams Street. The City of La Quinta imposes park dedication and/or park in -lieu fee requirements for residential developments. The proposed development will be required to pay its fair share of park fees. In addition, the residential component of the development will provide various on -site recreational amenities for use of its residents. The facilities will be typical of this type of development — swimming pools, tot lots and playgrounds, and possibly a small gymnasium/community center. All are within the project boundaries, will be part of the overall grading and construction process, and will not exhibit any unusual characteristics that might cause impacts not already described. These facilities as well as the required park in -lieu fees will offset the impacts of the project on recreational facilities ensuring that no significant impact will occur. Accordingly, no mitigation measures are required. PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XV. TRANSPORTATION/TRAFFIC - - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., X 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 MEA, P. 27ff.) b) Exceed, either individually or cumulatively, a level of service X standard established by the county congestion management agency for designated roads or highways? (General Plan MEA, p. 27 ff.) c) Result in a change in air traffic patterns, including either an X 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 design feature (e.g., sharp curves or dangerous intersections) X or incompatible uses (e.g., farm equipment)? (Project Description Materials) e) Result in inadequate emergency X access? (Project Description Materials) f) Result in inadequate parking X capacity? (Project Description Materials) 3AF PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC g) Conflict with adopted policies, plans, or programs supporting X alternative transportation (e.g., bus turnouts, bicycle racks)? (Project Description Materials) XV. a)-b) - Highway 111 is designated as an Augmented Major (8D) and Dune Palms is a Primary Arterial - A (4D) on the City General Plan. (General Plan Exhibit 3.5, as amended by Resolution 2003-01 1.) Access to the project will be provided by one new signalized intersection into the commercial component of the project as well as four additional driveways (two each in the commercial component and residential component). These unsignalized intersections will be limited to "right turn out" only. "Left turn in" movements will be permitted at one access point in the residential component. A traffic analysis was undertaken by the traffic engineering firm of Urban Crossroads to assess the potential impacts of the project on traffic and transportation facilities.4 The proposed development is anticipated to generate approximately 10,100 trips per day, with 332 trips during the AM peak hour and 511 trips during the PM peak hour. It should be noted that a portion of the trips (25 percent) are anticipated to be due to pass -by traffic. The project trip distribution (directional orientation of the trips) has been based on near - term conditions, based on those highway facilities which are either in place or will be completed over the next few years, which represents the opening occupancy for the proposed development. Using standard methodologies from the Institute of Transportation Engineers, the study evaluated the impacts of the project traffic on the nearby roadway network. Based on this analysis in which the project traffic from the project was added to that now on the roadways, expanded by a standard growth factor, the Urban Crossroads study concludes that the project will not have a significant impact on the intersections in the area. There will be a need for a decleration lane for southbound traffic on Dune Palms Drive as it approaches the new signalized intersection. In addition, there will need to have left turn pockets for north bound traffic wishing to enter the project. These project design features will be incorporated into the site development plans for the commercial component of the project, consistent with standard City of La Quinta policy. The City of La Quinta has proposals to improve the intersection of Highway 1 1 1 and Dune Palms Road to its full General Plan configuration. This project, which will be completed prior to the proposed project, will ensure that traffic movement at that location is well within City (and CALTRANS) performance levels. 4 Urban Crossroads, Centre at La Quinta, Traffic Impact Analysis, City of La Quinta, CA, 2004. -19 r PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC The Comprehensive General Plan Update EIR evaluated traffic conditions for the buildout of the General Plan, and identified a number of mitigation measures that would be needed to ensure that the road way network operates at an acceptable level of service. Specifically, the EIR identified the need to upgrade Dune Palms Road from a Secondary Arterial (4U) to a Primary Arterial A(4D) That mitigation was completed as part of General Plan Amendment 2002-088. Future buildout of the Dune Palms Road will be in accordance with its new General Plan designation. Other segments of the roadway network were identified as operating within acceptable levels of service (LOS) at General Plan buildout. MM TRN-1: Prior to the issuance of the first grading permit, Applicant shall submit a detailed improvement plan for Dune Palms Road between Highway 111 and Avenue 48 meeting the approval of the City Engineer, in consultation with CALTRANS, addressing deceleration lane(s) and median/left turn pockets. T4S PAReports - PC\12-14-2004\Centre at LQ Amd\EA Mecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XVI. UTILITIES AND SERVICE X SYSTEMS B Would the project: a) Exceed wastewater treatment requirements of the applicable X Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of new water or wastewater treatment facilities or X 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 new storm water drainage facilities or expansion of X existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies available to serve the project from existing entitlements and X resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate X capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, p. 58 ff.) R 4 ( PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC f) Be served by a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local statutes and regulations X related to solid waste? (General Plan MEA, p. 58 ff.) XVI. a)-b) The Coachella Valley Water District (CVWD) operates and maintains the sanitary sewage collection and treatment system for the City of La Quinta (as well as other areas).CVWD is continuously increasing the capacity of all its wastewater treatment facilities to meet demands. The proposed project is consistent with the City General Plan and its wastewater conveyance and treatment needs constitute only a small part of that envisioned by buildout of the General Plan. c) Similarly, the CVWD operates and maintains regional stormwater management facilities within the City of La Quinta. These facilities transport flows through the City and include the Coachella Valley Stormwater Channel and the La Quinta Evacuation Channel. The City requires that new development install on -site retention basins capable of managing runoff from the 100-year flood. This policy will be applied to the project, thereby ensuring that any stormwater impacts are less than significant. d►-e) As noted, the project is consistent with the General Plan and represents a very small increment of the buildout of the City of La Quinta and its sphere of influence. Adequate capacity for water and wastewater services for the project are available from CVWD. It is anticipated that a well site may be developed in the residential component of the project to allow CVWD to provide water to its service area. The well site will be located in the area being prepared for residential development and will not involve any special steps other than the actual drilling of the well. f)-g) Solid waste collection and disposal service is provided by Waste Management of the Desert, to include efforts to recycle and otherwise divert material from the waste stream in accordance with State law (AB 939). Once again, the amount of solid waste associated with the project is very small when compared against the buildout of the General Plan. Accordingly, any impacts will be less than significant. As noted in the general plan, while the disposal company has indicated its ability to adequately serve this buildout level of population, it will continue to be necessary for the City and Waste Disposal of the Desert to work closely to assure that adequate long term disposal sites are selected and utilized. 0 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to 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 X 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 X potential to achieve short-term, to the disadvantage of long-term environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively X 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 effects which will X cause substantial adverse effects on human beings, either directly or indirectly? 43 P, 5 PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC XVII. a) The project site has been disturbed for many years and does not contain potential habitat for fish or wildlife. The proposed project will not degrade the quality of habitat in the area. Nor will the project have any impact on cultural resources. Based on the results of the cultural resources surveys, there are no important examples of California history or prehistory located on the project site. XVII. b) The project is consistent with the long term goals of the General Plan, and is currently designated for M/RC Mixed Regional Commercial development. There is no potential for the project to achieve short term goals to the disadvantage of long term goals. XVII. c) The impacts associated with the project are not cumulatively considerable. The project is consistent with that analysed in the General Plan EIR. XVII. d) The development of the property in the proposed manner will help meet the documented need for housing opportunities in La Quinta. The project does not have environmental effects that will cause adverse effects on human beings, either directly or indirectly. 05 { PAReports - PC\12-14-2004\Centre at LQ Amd\EA CHecklst.DOC 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. See below. 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. Sources of Information: City of La Quinta Comprehensive General Plan, adopted March 20, 2002 City of La Quinta Master Environmental Assessment, adopted March 20, 2002. City of La Quinta Comprehensive General Plan Draft EIR, July 2001 DEIR for Centre at La Quinta (SCH 9701 1055), dated April 18, 1997 AMEC Earth & Environmental, Inc., Genera/Biological Assessment of the RSG La Quinta Site, September 16, 2004. Earth Systems Southwest, Report of Phase I Environmental Site Assessment and Report of Phase // Investigation and Lead Removal, NWC Dune Palms Road and Avenue 48, March 22 and May 5, 2004, respectively. Keith Companies, Phase I Cultural Resources Investigation of 27.7 acres located North of Avenue 48 and West of Dune Palms Road, City of La Quinta, September, 2004. Urban Crossroads, Centre at La Quinta Access Evaluation, November 19, 2004 Exhibits: 1. Vicinity Map (USGS) 2. Assessor's Parcel Map 3. Proposed Parcels 4. Aerial Photograph 5. 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All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on November 24, 2004, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, said Specific Plan 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 prepared Environmental Assessment 2004-524 for this Specific Plan Amendment in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The Community Development Department has determined that the project, as conditioned, will not have a significant adverse impact on the environment because mitigation measures have been imposed on the project that would reduce impacts to less than significant levels, and therefore, is recommending that a Mitigated Negative Declaration of environmental impact be certified by the City Council. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's Office on November 23, 2004 as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and Planning Commission Resolution 2004- Specific Plan 97-029, Amendment #3 La auinta Redevelopment Agency Adopted: December 14, 2004 Page 2 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify a recommendation to the City Council for approval of said Specific Plan Amendment #3: Finding A - Consistency with General Plan The property is designated Mixed/Regional Commercial. The proposed project will be developed with commercial uses and within the development intensity (FAR) specified for this designation as allowed under the General Plan. Finding B - Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan and design of the Specific Plan, as well as other County and State standards, such as CEQA. Findings C and D - Land Use Compatibility and Property Suitability The project site will be added to an already commercially designated and zoned area. The project will provide adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. Additionally, the project will provide adequate perimeter landscaping and acceptable architectural design guidelines, consistent with those requirements of the existing Specific Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; and 2. That it does hereby acknowledge that Environmental Assessment 2004- 524 has determined that no significant effects on the environment have been identified that cannot be reduced to a level of insignificance by application of identified mitigation measures; and 3. That it does hereby recommend to the City Council approval of Specific Plan 97-029, Amendment #3, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2004- Specific Plan 97-029, Amendment #3 La Quinta Redevelopment Agency Adopted: December 14, 2004 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of December, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: Thomas P. Genovese, City Manager/ Interim Community Development Director City of La Quinta, California ATTACHMENT "R-ON "T PALMS -RD- oil % LU rl T its w ALTON S I ev -nit. PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 1997-029, AMENDMENT NO. 3 — CENTRE AT LA QUINTA DECEMBER 14, 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 Specific Plan, 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. Specific Plan No. 97-029, Amendment No. 3, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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. P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc 1 Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 If previous NPDES construction permits are no longer applicable, a project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 2 P:\Reports - PC\ 1 2-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 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 BM Ps shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 1 1 1 (Major Arterial - State Highway, 140' ROW) - The standard 70 feet from the centerline of Highway 1 1 1 for a total 140- foot ultimate developed right of way plus additional right of way for an exclusive right turn only lane measured 78 feet from the centerline of Highway 111. 2) Dune Palms Road (Primary Arterial, Option A - 110' ROW) - The standard 55 feet from the centerline of Dune Palms Road for a total 1 10-foot ultimate developed right of way except for an additional right 0 6 r* 3 P:\Reports - PC\ 1 2-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 of way dedication at the three access driveways of 62 feet from the centerline and a minimum of 100 feet long plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. 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, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). 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 10. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Specific Plan 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. 11. 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. 12. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. Highway 1 1 1 (Major Arterial - State Highway) - 50-foot from the R/W-P/L. B. Dune Palms Road (Primary Arterial) - 20-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. MA 4 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 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. 13. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 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 Highway 111 and Dune Palms Road from parcels with frontage along Highway 1 1 1 and Dune Palms Road is restricted, except for those access points identified in the Specific Plan, or as otherwise conditioned in these conditions of approval. 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 Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. M 5 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 19. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C to be submitted concurrently. D. Storm Drain Plans E. Off -Site Street Plan Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal 1 " = 40' Horizontal, 1 " = 4' 1 " = 40' Horizontal The Off -Site street improvement plans shall have 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. G. On -Site Commercial Precise Grading Plan 1 " = 30' Horizontal H. Traffic Signal Plans 1 " = 20' 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs 060 6 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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 On -site Commercial Precise Grading Plan when it is submitted for plan checking. "On -site Commercial 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. 20. 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. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 22. 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 7 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 improvements; and shall provide for the setting of the final survey monumentation. GRADING 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 24. 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. 25. 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. 26. 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. 071 8 ?:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 27. 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 feet (6') 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 0.5") in the first eighteen inches (18") behind the curb. 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. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. 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. 30. 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 Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 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. 0'7 � 9 P:\Reports - PC\ 1 2-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 nRAINAC;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 and highways. 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. Nuisance water shall be retained on site. 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. The sand filter and leach field shall be designed to contain nuisance water surges from landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 34. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 35. 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. 36. Stormwater may not be retained in landscaped parkways or landscaped setback lots along Dune Palms Road. 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. 07? 10 PAReports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 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 13.24.110 (Utilities), LQMC. 41. 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. 42. 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. 43. 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 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 For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 07J 11 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 45. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway 1 1 1 (Major Arterial - State Highway; 140' R/W): Widen the south side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the south side as specified in the General Plan, the requirements of these conditions and as approved by CALTRANS. The south curb face shall be located fifty eight feet (58') south of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane on Highway 1 1 1 at the Dune Palms Road intersection per CALTRANS requirements. Other required improvements in the Highway 111 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) Modify the existing traffic signal at the Highway 1 1 1 and Dune Palms Road intersection for a dual left turn for northbound Dune Palms Road traffic to westbound Highway 111 and any street improvements conditioned herewith. 07�; P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc 12 Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 e) Remaining costs for the design and installation of the Bus Shelter on Highway 1 1 1, as previously conditioned on parcel Map 30240 and/or previous entitlements. 2) Dune Palms Road (Primary Arterial; Option A, 1 10' R/W): Widen the west side of the street along all frontage adjacent to the Specific Plan 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 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') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the three access driveways. The west curb face shall be located fifty five feet (50') east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. b) A dual left turn lane for northbound Dune Palms Road traffic to westbound Highway 111. Other required improvements in the Dune Palms Road right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 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 0714 P:\Reports - PC\ 1 2-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc 13 Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 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. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound Dune Palms Road traffic at Highway 111 and full movements at the signalized Primary Entry. Additional median breaks for access driveways on Dune Palms Road shall be established with Site Development Permit approvals. 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). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 3) The applicant shall install the Traffic signal at the project's main entry. Applicant is responsible for 100 % of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 100% of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. Entry drives, main interior circulation routes, standard knuckles, 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. 46. 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: Parking Lot 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial — State Highway per CALTRANS Standard 0 7'7 14 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 or the approved equivalents of alternate materials. 47. 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. 48. General access points and turning movements of traffic to the retail center shall be determined when the Site Development Permit is submitted for City review on entitlement. 49. 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. 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. PARKING LOTS and ACCESS POINTS 51. The design of parking facilities shall conform to LQMC Chapter 9.150; especially the parking stall and aisle widths and the parking stall striping design. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 52. 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 07k 15 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.ldoc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 and street name signs. LANDSCAPING 53. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 54. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 56. 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. NOTE: Plans are not approved for construction until signed by the City Engineer. 57. 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. PUBLIC SERVICES 58. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 60. 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 n7c4 16 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 supervision. 61. 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. 62. 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 63. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 64. 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 65. 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. 66. 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). COMMUNTY DEVELOPMENT DEPARTMENT 67. The applicant shall comply with the Mitigation Monitoring Program associated with this project. 17 P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc Planning Commission Resolution 2004- Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 14, 2004 68. The applicant shall design and install an 8' high block wall along the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer. 69. The applicant shall design and install enhanced pedestrian and bicycle access crossing the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer. 18 P:\Reports - PC\ 1 2-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc THE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029 AMENDMENT #3 Prepared For.• CITY OF LA QUINTA REDEVELOPMENT AGENCY 78-495 Calle Tampico P.O. Box 1504 La Quinta, CA 92253 Telephone (760) 777-7000 Prepared By THE KEITH COMPANIES Palm Desert Division 73-733 Fred Waring Drive, Suite 100 Palm Desert, California 92260-2590 Telephone (760) 346-9844 The Keith Companies December 14, 2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta PROJECT DESCRIPTION The La Quinta Redevelopment Agency has acquired 27.77 acres of property located between Avenue 48 and Highway 111, west of Dune Palms (Figure 1-1). That property is mostly vacant with only vestiges of agricultural use and an old farm house. The entire property is designated M/RC — Mixed Regional Commercial on the Land Use Element of the General Plan and is zoned CR — Regional Commercial on the City of La Quinta Zoning Map (Figure 1-2 and 1-3). Those designations allow a variety of commercial activities as well as high density residential uses so long as there is an affordable component. Of the 27.77 acres, approximately 12.33 acres extending south from Highway 111 frontage - will be developed as commercial retail, consistent with the general plan and zoning designations noted above. In order to develop the 12.33 acres so that it integrates with the City's vision for the Highway 111 corridor and surrounding development, the proposal (the "Project") is to incorporate the 12.33 acres into the existing 87-acre Centre at La Quinta Specific Plan, an 87-acre commercial project located south of Highway 111, between Adams Street and Dune Palms Road. More specifically, the project will amend Planning Area III (PA III) by expanding that planning area to include the 12.33 acres. This will afford the creation of three new commercial parcels: 1) 2.69 acres located at the southwest corner of Highway 111 and Dune Palms Road; 2) 1.41 acres immediately south of the first parcel and fronting Dune Palms Road; and 3) a parcel of 8.23 acre (or more if it is ultimately consolidated with the parcel to the west) just south of parcel 2 and also fronting on Dune Palms Road (See Figure 1-4). Primary access to the Project will be from Dune Palms Road. A signalized intersection will be developed to provide an entry to the property. This new intersection will be located approximately halfway between Highway 111 and Avenue 48. Two non -signalized intersections will be located along Dune Palms Road, one serving the commercial area. Traffic exiting at each of these non - signalized intersections will be limited to "right turn only." Driveways serving the retail center closest to the corner of Highway 111 and Dune Palms Road consistent with City and Caltrans standards will provide access to the northernmost parcel. Page 2 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-1: Location Page 3 of 22 12/10/2004 ill I LEGEND Roads Township/Range Sections Railroads City Limits Planning Area t 1 Planning Area # 2 • • City Sphere of influence 39 ^ Residential Land Uses VLDR Very Low Density up to 2 du/ac LDR Low Density up to 4 du/ac ,��_�_ _.�_ • MDR Medium Density up to 6 du/ac MHDR Medium -High Density up to 12 du/ac HOR High Density up to 16 du/ac '.. ` Hillside Overlay Agriculture/Equestrian Overlay -,, 4.•t,3{```� -� 1 �M/jtC,MixedfRegiog@lCoA�mPrri*� CC Community Commercial NC Neighborhood Commercial CP Commercial Park O Office `4 TC Tourist Commercial VC Village Commercial Other Land Uses I Industrial ^• T MC Major Community Facilities P Park Facilities OS Open Space G Golf Course Open Space W Watercourse/Flood Control til GENERAL PLAN LAND USE DESIGNATION NOT TO SCALE 41 a FCC: Figure 1-2 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-2: General Plan Land Use Designation Page 4 of 22 12/10/2004 I 11 s�4 CURRENT ZONING DESIGNATION LEGEND RESIDENTIAL RVL Very Low Density Residential st Low Density Residential liC Cove Residential xu Medium Density Residential RMH Medium High Density Residential High Density Residential VILLAGE COVE �"M• Village Commercial NONRESIDENTIAL DISTRICTS r-C-X7 Regional Commercial CC I Community Commercial 4CT Neighborhood Commercial Tourist Commercial Industrial OfficeCommercial Major Community Facilities Commercial Park SPECIAL PURPOSE DISTRICTS fParks and Recreation r Golf Course '� Open Space F'- Floodplain Low Density Agriculture/ Equestrian Residential SPECIAL SYMBOLS Equestrian Overlay City Limit City Sphere Planning Area I Planning Area 2 -Designations outside City limit are considered pre -inning. CP NOT TO SCALE M(11 Figure 1-3 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-3: Current Zoning Designation Page 5 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-4: Specific Plan Amendment Area Page 6 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 1.10.1 Purpose and Intent This Specific Plan 97-029, Amendment #3 (the "Specific Plan") establishes updates and incorporates the design and development principles contained in the Centre at La Quinta Specific Plan, to facilitate the inclusion of the 12.33 acres into Planning Area III as defined in the Specific Plan, thereby facilitating its orderly development. Land uses will maintain a floor area ratio (FAR) not to exceed 0.25 consistent with the Specific Plan, although the La Quinta City General Plan (General Plan) allows a FAR of up to 0.35 for this project site. The State authorizes cities and counties to adopt specific plans that are consistent with the intent and purpose of their General Plan. Such a plan includes development regulations, guidelines and development that are necessary for the systematic implementation of the General Plan. The Centre at La Quinta Specific Plan and this amendment ensure a quality development consistent with the goals, objectives and policies of the City, and implementation of the General Plan. The establishment of zoning and development standards is set forth in the Specific Plan to guide the development of the subject property in such a way as to implement the General Plan while providing a degree of flexibility to allow future development to respond to changes in society and the economic marketplace which will occur over the build -out. The Specific Plan, while largely relying on the CR — Regional Commercial District regulations, also acts to augment the City's Zoning Ordinance by providing design guidelines and unique development standards. This Amendment will be incorporated into the Specific Plan so that those goals are met and the property is consistent with the Specific Plan and the General Plan. 1.10.2 Proiect History On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-64 (Specific Plan 97-029), Ordinance No. 3,06 (Development Agreement), Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97- 65 (Site Development Permit 97-603 for a proposed mixed commercial development on 87 acres of property located at the southeast corner of Highway 111 and Adams Street in the City of La Quinta known as The Centre at La Quinta. Those approvals allowed for the development of 275,000 square feet for 9 new car dealerships pads and/or auto related commercial pads on 2 of the 9 pads and a development of a 400,000 square foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center. Page 7 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Planning Areas I and II are built out. Currently (September 2004) in Planning Area III, there is 291,602 square feet of commercial uses built with an additional 71,304 square feet under construction. This Amendment will add 12.33 acres to Planning Area III with the potential to add 164,000 square feet of additional commercial space. 1.20.1 The Proiect The Centre at La Quinta Specific Plan envisioned Planning Areas I and II as an auto mail and/or a mixed regional commercial development. Planning Area I and II have, over the years, developed as 3 new car dealerships instead of the commercial development. Coupled with the building of the auto center, Planning Area I and II have on -site and off -site improvements, including La Quinta Drive from Highway 111 to Auto Centre Drive, consistent with the Specific Plan. Planning Area III as it currently exists, is also mostly developed as a commercial project (see Figure 1-5), again consistent with the Specific Plan. This Amendment will add 12.33 acres to Planning Area III to allow up to 164,000 square feet of additional commercial space. The amendment will also lead to the improvement of the remainder of the frontage of Highway III (curb/gutter, landscaped parkway, needed infrastructure) and the Dune Palms Road frontage (curb/gutter, landscaping, necessary infrastructure, entries, traffic signals) on -site lighting, parking, infrastructure, and signage. Specific internal circulation will depend on the ultimate users and the configuration of the buildings. Planning Area III, including the 12.33 acres being added through this Amendment, will be a mixed regional commercial center. The allowable, conditionally allowable and prohibited uses shall be generally set forth in the zoning regulations for the CR zone with the exception as noted in Section 2.50.2.1 of the Specific Plan. Planning Area III common area improvements will be maintained by Property Owner's Association's CC&R's and will include coordinated landscape, lighting, signage, and common area maintenance. 1.20.2 The Process 1.20.2.1 Relationship to the General Plan Implementation of development within The Centre at La Quinta Specific Plan Amendment #3 area will carry out the goals and policies contained in the General Plan in a planned and orderly fashion. All development within The Centre at La Quinta Specific Plan and this Amendment shall be consistent with the provisions of the General Plan. The General Plan Land Use for the site is shown in Figure 1-2. Page 8 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-5: Conceptual Site Plan Page 9 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Among the relevant provisions of the General Plan that will be implemented upon the development of The Centre at La Quinta and this Amendment include: 1) Land Use — General Plan delineates the Highway 111 corridor as a Mixed/Regional Commercial (M/RC) land use. The proposed project is consistent with the approved land use. The Specific Plan sets for the maximum Floor Area Ratio (FAR) for the project at .25, well under the maximum FAR for M/RC uses (.35). 2) Circulation — The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system, and required street improvements to complete the transportation system in the City. Provision is made for the two arterial streets that bound the Amendment Area (Highway 111 and Dune Palms Road) to be developed to General Plan standards. Included in the improvements will be sidewalks, bicycle lanes, bus stops, and signal improvements. 3) Roadway Image Corridors — In addition to roadway improvements, the project will implement special roadway corridor improvements which will evoke the unique identity and character sought by the City of La Quinta. 4) Water Quantity and Quality — The Specific Plan outlines the use of drought tolerant planting and irrigation techniques and incorporates a grading concept designed to retain storm water on -site to assist in the recharge of groundwater supplies. 5) Infrastructure — The Specific Plan incorporates plans to complete the infrastructure which lies adjacent to the project site. 1.20.2.2 Relationship to Zoning and Development Processes The property is already planned and zoned for the uses in the project. Specific Plan 97-029 establishes an overall master development plan for the CR zoning classification. No substantive alteration in the development concept is contemplated by this amendment. Development that occurs on the 12.33 acres being added to Planning Area III will be consistent with the approved Specific Plan and therefore the City's Zoning Ordinance. Processing of specific development proposals will be done in accordance with the Specific Plan and Zoning Ordinance provisions. 1.20.2.3 Relationship to Other Agencies In addition to City approvals, permits will be required by CALTRANS for the work in the Highway 111 right-of-way, and by the Coachella Valley Water District (CVWD) for extensions to water and sewer lines. Other infrastructure extensions Page 10 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta will be required by the Imperial Irrigation District for electrical power, General Telephone Company (GTE) for telephone service and Time Warner for cable TV service. 2.10 PROJECT DESCRIPTION 2.10.1 The Site This site consists of 12.33 acres located on the southeast corner of Highway 111 and Dune Palms Road in the City of La Quinta, east of La Quinta Centre Drive. The site is currently vacant. The Centre at La Quinta is a multiple use regional commercial project designed around two main uses: an auto mall and a regional commercial center. 2.10.2 Site Plan The site plan will have the required landscape treatments along Highway 111 and Dune Palm Road consistent with the City's Highway 111 Design Theme and the Specific Plan as modified deviations in on -site storm retention (Specific Plan Section 2.30.3), flowering trees (Specific Plan Section 2.70.2), landscaping lighting (Specific Plan Section 2.70.2) and signage (Specific Plan Section 2.80.1.1) that were previously approved. The required landscape buffer and significant building setbacks are proposed along Highway 111 and Dune Palms Road. Controlled, signalized vehicular access points will be developed along Dune Palms Roads. Integrated architecture, landscape architecture and signage concepts, established through the Specific Plan and this Amendment and controlled through Property Owner's Association's Covenants, Conditions & Restrictions (CC&R's) and City entitlement processes, will complete the site plan appearance. 2.10.3 Landscape Plan The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form with a de -emphasis on the use of turf areas. Parking areas will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The original Specific Plan (Section 2.70) contains landscaping requirements. 2.10.4 Utilities Utility extensions will be moderate with most utilities existing at the perimeter of the site. Some upgrades may be required by the individual utility companies providing service to the property. Street widening implementing the General Plan will be installed prior to or concurrently with development. The timing of Highway 111 improvements will be at the discretion of CALTRANS working with the City Public Works Department. Page 11 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.10.5 Art in Public Places Due to the different timing of buildings within the Amendment area, it is appropriate to tailor Art in Public Places individually and/or pay a fee to the City. 2.20 LAND USE 2.20.1 Land Use Plan The proposed Specific Plan Amendment creates three building parcels for mixed regional commercial use. Development standards established for the existing Specific will be applied to the 12.33 acres subject to this Amendment. Generally, the standards include an integrated design for street frontages (i.e., Highway 111 and as applied to Dune Palms Road by this Amendment). The standards also include considerations for building setbacks, architecture, lighting, landscape treatments, public art, noise and storm water retention. The standards are consistent with the General Plan. Integration of this Amendment into the Specific Plan will ensure consistency with the General Plan. 2.20.2 Development Standards The CR zoning development standards contained in the City of La Quinta Zoning ordinance will be followed except where specifically modified by the Specific Plan and this Amendment. The City's Highway 111 Design Theme will be followed with the exception that previously approved deviations will be permitted in on -site storm retention (Section 2.30.3), flowering trees (Section 2.70.2), landscaping lighting (Section 2.70.2) and signage (Section 2.80.1.1). 2.20.3 Grading 2.20.3.1 Grading Plan Planning Area III may be mass graded in up to four sub phases to establish pads for the various end users. The grading for this area is estimated to require a similar 1,256,000 yards of dirt and there will be a net balance in this Planning Area. 2.20.3.2 Erosion Control The grading operations shall include adequate provisions for water and wind erosion control both during, as well as after, grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Page 12 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Pollution Prevention Plan (SWPPP) and PM 10 Plan consistent with City regulations and the Specific Plan. 2.20.3.3 SWPPP/NPDES/PM10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, windblown dust and sand is a concern with mass grading operations, especially those in excess of five acres in size. Because of health concerns, the South Coast Air Quality Management District in conjunction with the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 Plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. 2.30 Drainage/Flood Control 2.30.1 Hydrology The project lies in a Zone C flood zone as determined by FEMA. Zone C includes areas that are not considered to be subject to flooding in a 500 year event. There are no tributary flows that have to be accommodated in the development of the site. On -site flows must be managed including the City's requirement for on -site retention of storm water from a 100 year storm. 2.30.2 Flood Control Master Plan The storm water drainage system in the City of La Quinta is administered by Coachella Valley Water District (CVWD). Generally speaking, the system consists of improvements to the natural drainage channels that run through the City. There is no planned collection system to drain individual sites into these channels as there is a capacity limitation. The development of property must include provisions to insure that no additional storm water is directed into these channels. 2.30.3 On -Site Storm Water Retention The City, in conjunction with CVWD, requires each development to include provisions for the retention of all storm water attributed to the site in a 100 year, 24 hour event, the worst case scenario. Storm water retention will be provided on -site consistent with Section 2.30.3 of the original Specific Plan, where applicable, and City regulations. Water falling on Highway 111 and Dune Palms Road will be directed into the adjacent landscape setbacks for retention. The volume of this retention will be Page 13 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta approximately 0.5 acre-feet. The overall grading and drainage plans are show in Figure 1-6. 2.30.4 Nuisance Water Nuisance water attributed to the project will be collected and directed to areas within the landscape area. A series of dry wells will be installed to percolate this water. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. The applicant and, eventually, the Property Owner's Associations, shall schedule regular inspections of the separation devices to ensure that accumulations of petroleum products and contaminated nuisance water are pumped from the devices and disposed of in accordance with law. 2.40 Utilities The project site is well served by utilities and is situated in a corridor planned for a relatively intense scope of commercial development. Moderate utility extensions are anticipated in conjunction with the project. 2.40.1 Sewer Plan Sanitary sewer facilities for the City are provided by CVWD. The nearest sewer main is located on the west side of the site in Adams Street. The project will gravity flow to the main in Adams Street. No up sizing of facilities will be required. Figure 1-7 shows the schematic design for sewer facilities. 2.40.2 Water Plan Water facilities for the City are provided by CVWD. A 12" main exists in Highway 111 and there is an 18" main in Adams Street. CVWD will require an 18" main that connects the Adams Street main to the Highway 111 main through the subject property. In addition, an 18" main will be constructed in Highway 111 from La Quinta Drive to Dune Palms Road. Figure 1-8 shows the schematic design for water service. 2.40.2.1 CVWD Well Site A 0.55 acre well site was dedicated to CVWD in Planning Area I. CVWD developed the property. The well site was landscaped, walled and accessible. That well will help serve the proposed development. No additional well sites are needed. Page 14 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-6: Conceptual Grading Plan Page 15 of 22 12/10/2004 ► OMAY m f----------..---------- f Building - - (W0 ACFS Pad 2.69 Acres �y -- ------ Exw nw r� COMMERCIAL PARCEL _ (7.78 ACRE) Building 1 [$1 Pad j 1.41 Acres EMMG WAL-MART PARCEL (� 77 - (not ACRE f u I r Legend ---- Existing Sewer Proposed Sewer CONCEPTUAL SEWER PLAN Building Pad/ = Parking/Circulation I 13.04 Acres NOT TO SCALE I CC Figur® 1-7 Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-7: Conceptual Sewer Plan Page 16 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-8: Conceptual Water Plan Page 17 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.40.3 Electrical Plan Electric facilities in the City are provided by the Imperial Irrigation District. The final design for service will depend on local calculations for specific building proposals. All electric utilities will be underground. 2.40.4 Other Utilities Natural gas is provided by the Southern California Gas Company. Television cable service is provided by Time Warner. Telephone service will be provided by Verizon. Waste disposal service is provided by Palm Desert Waste Management. Plans for incorporating recycling facilities shall be considered with the development in each Planning Area. Facilities shall be reviewed for compliance with all City ordinances by the Community Development Staff upon submission of each Site Development Permit. For additional information see Section 2.40.4 of the original Specific Plan. 2.50.1.2 Mixed Regional Commercial Development This section complements Specific Plan 2.50.1.2 of the original Specific Plan by incorporating entitlement potential in the area added to Planning Area III by Amendment No. 3 to establish a maximum entitlement level for the expanded area. The General Plan standard Floor Area Ration (FAR) of 0.35 would normally apply to property with the Regional Commercial designation. However, the Specific Plan limits the maximum FAR in Planning Area III to 0.25. Amendment No. 3 maintains this standard for the Added Area. Taking into account City requirements for parking, setbacks, open space, storm water retention and current commercial development patterns, the project site for Amendment No. 3, as is true for the balance of Planning Area III, will rely on surface parking with one story construction. Maximum building heights will be 25 feet with minimum openings between buildings of 65 feet. Other development standards are as specified in Zoning Code Section 9.90.040. 2.50.2 Infrastructure Phasing The infrastructure phasing of this Specific Plan Amendment #3 will be consistent with Section 2.50.2 of the original Specific Plan in that the completion of the infrastructure will depend on the ultimate users and the configuration of the buildings, which will be processed under the provisions of the Zoning Code. Page 18 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.50.2.1 Permitted/Conditional Uses The CR zone list of "Principle Uses" permitted and conditionally permitted, as outlined in Section 9.80.040 of the City of La Quinta Municipal Code, are allowed in Planning Area III as modified by this Specific Plan. Those uses will be controlled through the approval of the Site Development Permits. 2.50.3 Desian Guidelines All applicable design guidelines contained in Section 2.50.5 of the original Specific Plan will apply to the area covered by Amendment #3. 2.60 Circulation 2.60.1 Overview The project area has frontage along Highway III and Dune Palms Road. As the property developer, improvements to those streets will be required per CALTRANS and City standards. Highway 111, a State highway designated in the General Plan as a Major Arterial, requires a half street improvement of 70 feet. Dune Palms Road, designated as a primary arterial with a half street improvement of 55 feet. Street improvements will require pavement, curb, gutter, median (along Highway 111), sidewalks, bike improvements, as required, and traffic signals (as warranted). Access to the site will be from the existing circulation pattern on the balance of Planning Area III and from a signalized access from Dune Palms Road. One or two other right -out accesses will be provided. Internal circulation and the location of access will depend on development patterns dictated by specific uses (See Figure 1-9). Other circulation issues (e.g., public transit) will be consistent with Section 2.60 of the original Specific Plan and also be addressed when ultimate development plans are processed under the provisions of the Zoning Code. 2.70 Landscape 2.70.1 Landscape Concept The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form. Parking areas will feature the concept of a high canopy tree from to reduce the conflict between landscape elements and project graphics. Street frontages will concentrate form and color Page 19 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta consistent with other frontages already developed within the Specific Plan. Most landscape areas throughout the project will be used for storm water retention. Page 20 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-9: Conceptual Circulation Plan Page 21 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.70.2 Landscape Development Standards Planning Area III, especially the undeveloped portion associated with this Amendment, will meet the minimum standards for landscape as set forth in the Zoning Ordinance. It will also be consistent with the City's Highway 111 Design Theme except as outlined in the Specific Plan Landscaping along Dunes Palm Road will be consistent with the design concepts and standards contained in the Specific Plan (Section 2.70) and City regulations. 2.70.3 Landscape Palette Landscape materials selected for detailed landscape plans shall be chosen from Exhibit 12 as contained in Section 2.70 of the Specific Plan. 2.70.4 Landscape Maintenance Landscape maintenance will be consistent with Section 2.70.4 of the Specific Plan. 2.80 Si na e 2.80.1 SignaaeConcept Comprehensive sign plans shall be in place for Planning Area III prior to the issuance of building permits for that Planning Area. The main principle of the comprehensive sign plan shall be in compliance with the Sign Ordinance portion of the City Zoning Ordinance and the Specific Plan Section 2.80. 2.80.1.2 Signage•Mixed Regional Commercial Center The appropriate signage for the ultimate users will be determined upon development of a detailed site plan. The signage concept shall include a single - sign allowance per main building entrance. Alternative locations may be considered based on the most effective use of graphic identification Multi -tenant buildings shall integrate a concept for graphics into the architectural scheme which shall become the basis for the comprehensive sign plan. Freestanding signs may identify the building only and not individual tenants. Single, freestanding user buildings may use freestanding monument signage. Planning Area III under Development shall be allowed one center entry monument sign on Dune Palms Road at the main signalized entry. Major tenants (50,000 square feet or more) may be identified on the complex signs. Page 22 of 22 12/10/2004 BI #� DATE: CASE NUMBER: REQUEST: LOCATION: APPLICANT: PROPERTY OWNER: BACKGROUND: PLANNING COMMISSION STAFF REPORT DECEMBER 14, 2004 SITE DEVELOPMENT PERMIT 2004-816 CONSIDERATION OF A CONDITION REQUIRING REVIEW OF LANDSCAPE PLANS FOR TRACT 30092 (PIAZZA SERENA) NORTHWEST CORNER OF AVENUE 58 AND MADISON STREET K. HOVNANIAN HOMES/FORECAST HOMES. FORECAST HOMES Site Development Permit 2004-816 was approved by the Planning Commission on October 26, 2004, for Tract 30092, subject to conditions. One condition required the applicant to bring back to the Commission more information on the landscaping, specifically pertaining to water use, as the Commission had concerns that the plant palette provided several materials which, depending on their ultimate use, may not be consistent with the City's water conservation standards for landscaping. ANALYSIS: The applicant has provided water use calculations (Attachment 1) for the landscape concepts and revisions proposed as part of the conditional approval for SDP 2004- 816. These calculations show that all landscape improvements meet the Maximum Applied Water Allowance (MAWA) requirements of Chapter 8.13. The only areas which exceeded those allowances were the typical front yard and model complex designs. The applicant has made adjustments to these areas and submitted the revised exhibits and calculations which reflect those changes. Briefly those changes are as follows: 1. Typical front yards are generally revised to reduce turf area, increase shrub and cover areas, and add non -irrigated surfaces such as decomposed granite and cobbled stone treatments. 2. Model complex changes are primarily to eliminate turf areas to add mulch and groundcover, specifically between Plans 2, 3 and 4. PAReports - PC\12-14-2004\SDP 816 Forecast\perptsdp8161scapextf Staff has again provided exhibit excerpts from Section 7 of the original design review document, pertaining to typical front yard landscape concepts for the individual homes, and proposed model homes location. Also included are revised conceptual designs for the models and typical front yards. There were no revisions to the other original concepts, as the estimated water use was about 5% under the MAWA. RECOMMENDATION: Adopt Minute Motion 2004- , accepting the revised landscape plan concepts for Tract 30092, for the front yard typical landscape designs and for the model home complex area. Attachments: 1. MAWA calculations 2. Original Model Complex Landscaping 3. Revised Model Complex Landscaping 4. Original Typical Yard Landscaping 5. Revised Typical Yard Landscaping (Attachments 2 — 5 to Planning Commission only) Prepared by: r .. Wallace Nesbit, Associate Planner PAReports - PC\1 2-14-2004\perptsdp81 61scape.rtf CT-27-2004 02:08 PM SECURA-taSSOGIATES 909 $61 3709 P101 Associates, Inc. ATTACHMENT 1 (6 PAGES) Fax Transmittal To: FORECAsT HOMES Date: October 27, 2004 Address: 4240 E. jurupa Street, Suite 402 Job,. La Quints Tract No. 30092 City: Ontario, CA 91764 Re: city CsIoulat7ione Water Fax; 909/605.2981 Requirements Attention-, Ms, Angela Wilson From: Mr. Tom Segura, ASLA These are; © Per your request Q For your use For comments Comments: Angels & Steve, Pages: 6 - including this sheet 0 For subr dttal 7 For your Approval Q - For your review We are submitting the calculations per the City of is Quanta's Ma:K'MUm Applied Water Allowance (MAWA) requirement. Results are: I. hIOA is under the MAWA requirement with no changes. 2. The Model Complex, with adjustments to turf redactions and the introduction of mulch areas, :now meets the MAWA calculation requirements. 3, The Prototypes (3), with adjustments to turf reductions and the introduction of D.G. (10, wide) now meets the MAWA calculation requirements. 1 will be tak ng a 'p out to La Quint:a the first part of next week (weather allowing). INC. ASLA 722 N, Diamond Bar Blvd.* Diamond Bair, California %765 • Phone: 909/ 861-4190 a Fax; 909/861-3709 ACT-27-2004 02:08 PM SEGURA.ASSOCIATES 909 961 a709 Tract 30092 - La QuIntarHOA/Common LandscapeK Hovnanian Forecast Ho MAWA - Maxirnum.,�pplled Waternee' MAWA = (Ro)(0,6)(LaA.)(0.62) MaWA. (87.6) (0.6) (168,217) (0,62) Eto = 87.60 5,491,721.02 0.6 = 0.60 LA = 168,21.7.00 0,62 - 0.62 EWU - Estimated Water Use (Hydrozones) Ewu - Y-to PF HN 6L_ Tuxt Areas: G T) Eto m 87.60 PF = 0.80 HA = 19,064.68 0.62 = IF - 0.62 0.75 (87,6) (0.6) (19,064.88) (0.62)/(0.75) P.02 Planting Areas; RWU (PA) (87.6) (0.1) (102,950.75) (0.62)/(0.75) Eta = 87.60 377 6 PF = 0.50 HA = 1o2,950.75 0.62- 0.62 IE = 0,75 Planting Areas (drip): EWU (PA) (87.6) (0,1) (13,144,25) (0.62)/(0.75) Eto = 87,60 pF = 0.50 HA 13,144.23 ` 0.62- 0.62 Ig ® 0.85 62 05 23 WU TOT NI. V. , 1l�MAWA..... ...... 5,481,721,02 EWU • • ....... , .. 5,23208.23 TOTAL- 229,bbz.791 vs� pptctt6r.ri ec�n! OCT-2T—?va74 02:OS PM SEGURA.ASSOGYATES 909 861 3709 P.03 Tract 30092 - La Quinta Model Complex K. Hovnanian Forecast Horn MAWA - Maximum Applied Water Allowance MAWA = (Eto)(0.6)q-A)(0.62) Eto = 87.60 0.6 - 0.60 j„A = 21,433.01 0.62 = 0.62 EWU - Estimated Water Use (Hydrozones) IN MAWA (87,6) (0.6) (168,217) (0.62) _ 698�441.78 EWU = -NEto (P(R)( .A)(0,62) Turf Area5: EWU (T) (87.6) (0,8) (19,064,M (0.62)/(0.75) Eto 0 87.60 PF = 0.80 1 349, HA = 6,035.35 0.62 '° 0.62 IE - 0.75 Planting Areas: EWU (PA) (87,6) (0.1) (102,950,75) (0.62)/(0.75) '8ta = 87,60 VP = 0.50 �_ 347,284.87 14A. - 10,870.23 0.62- 0.62 IE = 0.85 EWU TOTAL 69�,929.36 MAWA 698,441.78 EWU 696,929.39 TOTAL 1,512.39 OCT-27-2004 02:09 PM SEOURA.ASSOCIATES 909 861 3709 F,04 Tract 30092 - La Quinta Typical Corner Lot Front yard K. Hovnanian Forecast Home MAWA. Maximum Applied Water Allowance MAWA m (Eto)(0.6)(LA)(0.62) MAWA (87.6) (DA) (168,217) (0.62) Eto d 87.60 108,186.25 0.6 = 0.60 J.A = 3,319.90 0.62- 0.62 EWU - Estimated Water Use (Hydrozones) EWU = (Eto)(PF)(HA)C0.62)T (DR) Turf Areas: EWU (7) (87.6) (0.8) (19,064.88) (0.6200.75) ECo tl 87.60 58 PP go 0.80 HA = 522.65 0.62- 0.62 1E W 0.75 Planting Areas: EWU (PA) (87.6) (0.1) (102,950.75) (0.62)J(0.75) Etv = 87.60 FF = 0.50 8.19 HA = 1,950.90 0.62 = 0.62 IE = 0.75 EWU TOTAL 1 ff, 18.77 MAWA 108,186.25 EWU 100,916.77 TOTAL 7,26 48 OCT-27-2004 02:10 PM SEGURA.ASSOCAATES 909 861 5709 P.05 Tract 30092 - La Quinta Typica;Interior Lot Front Yazd K, Hovnanian Forecast Homes MAWA - Maximum Applied Water Allowance MAWA T (Eto)(0.6)(LA)(0.62) MAWA (87.6) (o.6) (168,217) (0,62) 86,E .60 Etc 87.60 0,6 0,60 LA = 2,634.22 0.62 = 0,62 EWU - Estimated Water Use (Hydrozones) ,tWU Eto)(i'F)(HA. 041 qE) Turf Areas: EWU (T) (87,6) (0.8) (19,064,BS) (0,62)/(0,75) Eto = 87.60 4 565.12 Pk' = 0,80 ' IAA - 734,56 0,62 - 0.62 IF. - 0.75 Planting Areas: tWU (PA) (87,6) (0.1) (102,950.75) (0,62)/(0.75) Eto - 67,60 PF = 0.50 ' HA = 1,017.05 0,62 0.62 IE !t O,i5 EWU TOTAL 797ff.45 MAWA 86,493.60 EWU 79'NO.46 TOTAL �� 113.13 OCT-27-2id94 02:J.0 PM SEGURA_ASSOCIATES 909 861 3709 P-06 Tract 3009� - La, Quizlta Typical Cul-de-sac:LotFirma Yard K.13ovnanian Forecast Homes MAWA - maximum Applied Water Allowance MAWA - (Eto)(0.6)(LA)(0.62) MAWA (87.6) (0.6) (168,21n (0.62) Eto- 87.60 39,59®,34 0.6 - 0.60 LA = 1,215.15 0.62 = 0.62 F,wu - Estimated Water Use (Hydrozones) $yVU ^ (Eta (P A,)(0,62)— �E) Turf ,Areas: EWU (T) (67.6) (0.8) (19,064.88) (0.62)/(0.73) Etc - 87.60 ry - 0.80 16,326.4q HA - 281.80 0.62- 0,62 1E = 0.75 Planting Areas: EWU (PA) (87.6) (0.1) (102,950.75) (0.62)/(0.75) Eto - 87.60 22, a 3,30 IMP - 0.50 HA = 614.32 0.62- 0.62 XE b 0.15 EWU TOTAL38,568.761 MAWA 39,598.34 EWU 38,560.76 TOTAL 1,029.57