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2003 08 12 PCM Planning Commission Agendas are now available on the City's Web Page @ www.la-quinta.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 AUGUST 12, 2003 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2003-057 Beginning Minute Motion 2003-012 I. 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 of the regular meeting of July 29, 2003. B. Department Report PC/AGENDA V. PUBLIC HEARING: A. Item ................. TENTATIVE TRACT MAP 31239 Applicant .......... Madison/58th Partners, LLC Location ........... South side of Avenue 58, approximately a %2 mile west of Madison Street Request ............ Consideration of a subdivision of 33 acres into 85 single family lots Action .............. Continue to September 9, 2003 B. Item ................. TENTATIVE TRACT MAP 29436 — EXTENSION #2 Applicant .......... Trans -West Housing Location ........... North side of Eisenhower Drive, approximately a '/2 mile west of Washington Street Request ............ Consideration of a one year time extension to file a final map for a subdivision of 190 acres into 169 single family lots. Action .............. Continue to September 9, 2003 C. Item ................. ENVIRONMENTAL ASSESSMENT 2003-478, SPECIFIC PLAN 2003-065, TENTATIVE TRACT MAP 31379, AND SITE DEVELOPMENT PERMIT 203-778 — VILLA LA QUINTA Applicant .......... Centex Destination Properties Location ........... West side of Eisenhower Drive at Coachella Drive Request ............ Consideration of certification of a Mitigated Negative Declaration of environmental impact; review of development guidelines and standards for a residential resort consisting of 280 units on 44.61 acres; a subdivision map for an 18 development and other common lots for streets and retention basins; and review of multiple housing unit plans for one and two story buildings ranging in size from 1,300 square feet to 2,090 square feet and a clubhouse building. Action .............. Continue to September 9, 2003 D. Item ................. SITE DEVELOPMENT PERMIT 2003-782 Applicant .......... Madison Estates, LLC. Location ........... North side of Avenue 58, approximately 2,640 feet west of Madison Street Request ............ Consideration of architectural and landscaping plans for three prototype residential units that range in size from 3,321 square feet to 3,762 square feet for a 76-lot single family subdivision. Action .............. Resolution 2003- PC/AGENDA E. Item ................. TENTATIVE TRACT MAP 31627 AND SITE DEVELOPMENT PERMIT 2003-779 Applicant .......... MDS Consulting for NADADOR, LLC Location ........... Southeast corner of Avenue 54 and PGA Boulevard Request ............ Consideration of the subdivision of 21.31 acres into 32 single family and other common lots within PGA West, and review of architectural and landscaping plans for one prototype residential unit and private clubhouse structure. Action .............. Resolution 2003- , Resolution 2003- VI. BUSINESS ITEMS: A. Item ................. GENERAL PLAN CONSISTENCY FINDING 2003- 004 Applicant .......... City of La Quinta Location ........... Jefferson Street. Request ............ Finding of General Plan conformity for the City of La Quinta's potential acquisition of property for the widening of Jefferson Street. Action .............. Minute Motion 2003- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Report on the City Council meeting of August 5, 2003 — Chairman Kirk. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on August 28, 2003, at 7:00 p.m. PC/AGENDA I MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 29, 2003 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Abels to lead the flag salute. B. Present: Commissioners Jacques Abets, Rick Daniels, Robert Tyler, and Chairman Tom Kirk. It was moved and seconded by Commissioners Abets/Tyler to excuse Commissioner Quill. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney Michael Houston, Planning Manager Oscar Orci, Assistant City Engineer Steve Speer, Principal Planner Stan Sawa, Associate Engineer Brian Ching, Associate Planners Wallace Nesbit and Martin Magana, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. It was moved and seconded by Commissioners Tyler/Abets to amend the Agenda to take Item "H" as Item "C", and reorganize the Agenda accordingly. Unanimously approved. IV. CONSENT ITEMS: 1. Chairman Kirk asked if there were any corrections to the Minutes of July 8, 2003. Commissioner Tyler asked that Page 1, Item III.A. be corrected to show who made the motion; Page 8, Item 3, "utilities along Avenue 52 were to be undergrounded."; Page 14, Item 15, "Commissioner Quill asked if the applicant had been approved .... There being no further corrections, it was moved and seconded by Commissioners Tyler/Abets to approve the minutes as corrected. Unanimously approved. 2. Department Report: Assistant City Engineer Steve Speer introduced Associate Engineer Brian Ching to the Commission. Planning Commission Minutes July 29, 2003 V. PUBLIC HEARINGS: A. Site Development Permit 2003-773; a request of California Cove Communities for consideration of architectural plans for three new single family prototype residential units with two different elevations for each unit within the Greg Norman Golf Course development located at the northeast corner of Madison Street and Airport Boulevard. 1. Planning Manager Oscar Orci informed the Commission the applicant had requested this item be tabled. 2. There being no discussion, it was moved and seconded by Commissioners Tyler/Abels to table the project. Unanimously approved. B. Continued - Zoning Ordinance Amendment 2003-076; a request of the City for consideration of an amendment to the Zoning Code relating to Front and Side Yard Setbacks and Lot Sizes: for Sections 9.30.020, .030, .040, .050, .060,.070 — Residential Districts; Section 9.50.070.13 - Residential Development Standards; Section 9.60.060.13 - Supplemental Residential Regulations; Section 9.60.320.0 — Resort Residential; Table 9.2 — Residential Development Standards; Figure 9.1 — Development Standards: RVL and RL Districts; Figure 9.2 — Development Standards: RC Districts; Figure 9.3 — Development Standards: RM and RMH Districts; Figure 9.4 — Development Standards: RH and RSP Districts. 1. Planning Manager Oscar Orci stated staff was requesting a continuance to allow additional time for staff and the Building Industry Association, and others, to discuss the potential changes to the Code, before bringing it back to the Commission. 2. It was moved and seconded by Commissioner Tyler/Abels to continue Zoning Code Amendment 2003-076 to October 14, 2003. Unanimously approved. C. Zoning Code Amendment 2003-077; a request of the City for review of proposed changes to Chapter 8.13 regarding Water Efficient Landscaping. 1. Planning Manager Oscar Orci informed the Commission additional time was needed to make certain the proposed changes are consistent with current City policies. G:\WPDOCS\PC Minutes\7-29-03WD.doc 2 Planning Commission Minutes July 29, 2003 2. It was moved and seconded by Commissioners Tyler/Daniels to continue Zoning Code Amendment 2003-077, to the meeting of October 14, 2003. Unanimously approved. D. Village Use Permit 2003-017; a request of Alan O'Neil for consideration of an addition of approximately 688 square feet to an existing single family home and the conversion of the structure into administrative offices for a telecommunications company on a 0.24 acre site located at 51-455 Desert Club Drive. 1. Chairman Kirk excused himself due to a potential conflict of interest due to the proximity of his residence to the site, and left the dias. 2. Vice Chairman Abels 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. 3. Vice Chairman Abels asked if there were any questions of staff. Commissioner Tyler asked if this site had previously been used as a commercial site. Staff stated yes. Commissioner Tyler asked about the number of parking spaces on the site. Staff indicated the location of the parking spaces. 4. Commissioner Daniels asked how long the air conditioning unit had been in its existing location. Staff noted eight years and the Code does require screening. 5. There being no further questions of staff, Vice Chairman Abels asked if there was any public comment. There being no public comment, the public participation portion of the hearing was closed and open to Commission discussion. 6. Commissioner Daniels stated he agreed with staff's recommendations except for the screening of the air conditioning equipment. 7. Commissioner Tyler stated he agreed. His concerns was adequate parking. He went by the site and there were numerous vehicles at the site and he would like to see a specific number of parking spaces required before approving the permit. In regard to the trash, G:\WPDOCS\PC Minutes\7-29-03WD.doe 3 Planning Commission Minutes July 29, 2003 this should be worked out between the applicant and Waste Management, as long as it is out of site. Associate Planner Magana asked if three parking spaces was an adequate number. 8. Vice Chairman Abels stated he did not agree with deleting Condition #7, as he thought it was needed. 9. There being no further discussion, it was moved and seconded by Commissioners Daniels/Abets to adopt Planning Commission Resolution 2003-052 approving Village Use Permit 20003-027, as recommended by staff and amended. a. Condition added: There shall be a total of four parking spaces b. Condition #7: Deleted ROLL CALL: AYES: Commissioners Daniels, Tyler, and Vice Chairman Abels. NOES: None. ABSENT: Chairman Kirk and Commissioner Quill. ABSTAIN: None. Chairman Kirk rejoined the Commission. E. Village Use Permit 2003-016; a request of Frank Glynn for Rael Development Corp., for consideration of a two story, six unit apartment building located on the east side of Avenida Martinez, south of Calle Tampico. 1. Chairman Kirk opened the public hearing and asked for the staff report. Planning Manager Oscar Orci presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Tyler asked if the parking spaces were covered. Staff stated they are shown as being covered. Commissioner Tyler stated the Code requires them to have 12.4 covered parking spaces and three for guests. He also noted a conflict between Conditions #39 and #41. Staff clarified. Commissioner Tyler asked staff to clarify Condition #42. Staff explained this meant they must be adaptable to ADA requirements. 3. Commissioner Daniels asked if there was bus service in this area. Staff stated there was. G:\WPDOCS\PC Minutes\7-29-03WD.doc 4 Planning Commission Minutes July 29, 2003 4. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Frank Glynn, architect for the project, gave a presentation on the project. 5. Chairman Kirk asked if there were any questions of the applicant. Commissioner Tyler asked if the parking spaces were covered. Mr. Glynn stated they were and he would not object to a condition requiring them to be. 6. Commissioner Daniels asked if the applicant had an objection to the solid wall on the balcony. Mr. Glynn stated he had none. 7. There being no further questions of the applicant, and no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 8. Commissioner Tyler stated he has a problem with the ALRC recommendations regarding the solid wall as he would prefer the wrought iron railing. 9. Chairman Kirk asked if staff had a recommendation on the parking. Community Development Director Jerry Herman stated there was a recommendation for a deviation from the number required as the applicant was required to provide affordable units per an Agreement with the Redevelopment Agency. 10. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2003-053, approving Village Use Permit 2003-016, as recommended by staff and amended: a. Condition #43: The balconies shall be constructed with a wrought iron railing pursuant to the appropriate Building Code. b. Condition added: The applicant shall provide covered carports. C. Condition #41: Supports for carport eaves shall be "at least" three feet from the property line. d. Condition #42: First floor units must be "ADA adaptable" per the CBC Section IIA. G:\WPDOCS\PC Minutes\7-29-03WD.doc 5 Planning Commission Minutes July 29, 2003 ROLL CALL: AYES: Commissioners Abels, Daniels, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. F. Tentative Tract Map 30092; a request of Tahir Majid for a one year time extension to file a final map for a subdivision of 37 acres into 97 single family lots, located at the northwest corner of Avenue 58 and Monroe Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit 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 there was only one access onto the street on the south. Staff stated the applicant will be amending the map to move the access more centrally along Avenue 58. Staff also noted the Fire Marshall has requested an emergency access onto Monroe Street 3. Commissioner Tyler asked about Condition #43. Assistant City Engineer Steve Speer stated this is not applicable and can be deleted. 4. Commissioner Tyler asked if Avenue 58 and Monroe Street are conditioned to be upgraded. Assistant City Engineer Steve Speer explained this condition should be changed to require the road to be upgraded from a rural standard to an urban standard with regard to structural sections. 5. Commissioner Tyler asked about Condition #55. Staff explained this was a condition to require a change in the standard for the concrete that is used in this location due to the sulfate content in the soil, which creates high heat. It is considered hot and attacks concrete. As a result, you need to use a higher strength concrete. 6. Chairman Kirk asked if the applicant would like to address the Commission. The applicant was not present, and there being no other public comment, the public participation portion of the hearing was closed and opened for Commission discussion. G:\WPDOCS\PC Minutes\7-29-03WD.doc 6 Planning Commission Minutes July 29, 2003 7. Commissioner Tyler asked if staff had any concern regarding the access being in close proximity to the IID Headquarters, as this could be a problem with traffic. Staff stated it could be moved. 8. There being no further discussion, it was moved and seconded by Commissioners Tyler/Abels to adopt Planning Commission Resolution 2003-054, recommending approval of Tentative Tract Map 30092, first extension of time, as recommended/amended: a. Condition #43: Deleted b. Condition #55: Per the Uniform Building Code. C. Condition added: Avenue 58 and Monroe Street shall be upgraded to an urban standard. d. Condition added: The Public Works Department shall have discretion to move the access point further east on Monroe Street, but within the requirements of the General Plan ROLL CALL: AYES: Commissioners Abels, Daniels, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. G. Tentative Tract Map 31349; a request of Toll Brothers for consideration of a subdivision of 69 acres into 198 single family lots located on the north side of Avenue 52, on the east side of Jefferson Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit 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 Tyler asked if the narrower lots were approved under the Specific Plan. Staff stated yes. 3. There being no other questions for staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Chris Bergh, MDS Consulting, representing the applicant, indicated he was available for any further questions. 4. There being no further questions of the applicant, and no other public comment, Chairman Kirk closed the public participation portion and open for Commission discussion. G:\WPDOCS\PC Minutes\7-29-03WD.doc 7 Planning Commission Minutes July 29, 2003 5. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2003-055, recommending approval of Tentative Tract Map 31349, as recommended. ROLL CALL: AYES: Commissioners Abels, Daniels, Kirk, Tyler, and Chairman Butler. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. H. Site Development Permit 2003-775; a request of Washington 1 1 1, Ltd. for consideration of a request to construct five buildings totaling 84,600 square feet within the Washington Square Commercial Center, bounded by Highway 1 1 1, Avenue 47, Washington Street, and Adams Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Planning Manager Oscar Orci 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 Tyler asked if there would be any effect if the parking spaces were eliminated as requested by the ALRC. Staff stated they are currently over parked and there would be no issue. Commissioner Tyler asked that Condition #23 be clarified as to who is to be paid what. 3. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Jack Tarr, representing the applicant, stated he was available to answer any questions and they had no objections to the conditions as recommended. 4. Chairman Kirk asked if there were any questions of the applicant. He also asked the applicant to clarify what site plan they were reviewing as the number of parking spaces in front of the sub - majors was different. Mr. Tarr explained. 5. Commissioner Tyler asked for clarification as to the number of parking spaces recommended to be removed by the ALRC in front of the stores. Mr. Mark Giles, KKE Architects, stated the site plan being presented was to address the ALRC recommendation and G:\WPDOCS\PC Minutes\7-29-03WD.doc 8 Planning Commission Minutes July 29, 2003 some of the tenants concerns. Discussion followed regarding the areas where the parking stalls would be removed. The new site plan was to address the concerns raised by the ALRC. 6. Commissioner Tyler suggested the planters be raised so people could sit on them. Mr. Tarr stated they could accommodate the suggestion. 7. Chairman Kirk stated he would like to see the parking as originally presented, but add a wider undulated sidewalk. Push the drive aisle to the north. Mr. Tarr stated it depends on the type of tenants. If they are soft goods, it does not lend itself to having the people places. They are intending to create this type of environment on the Washington Street side. 8. Commissioner Tyler stated his concern regarding Sub -major 1, Parcel 6 elevations, as it needed some type of architectural detail added. Mr. Giles stated it was consistent with the Target elevation which it faces. Discussion followed regarding potential changes. 9. Chairman Kirk asked if there was any other public comment. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened the matter for Commission discussion. 9. Commissioner Daniels stated he would like to see a compromise with the parking. 10. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2003-056, approving Site Development Permit 2003- 775, as recommended by staff and amended: a. Condition #23: Clarification as to the developer being the A. G. Spanos Corporation. b. Condition added: Landscaping shall be enhanced on the west elevation (next to Target) to add vertical elements. ROLL CALL: AYES: Commissioners Abels, Daniels, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. G:\WPDOCS\PC Minutes\7-29-03WD.doc 9 Planning Commission Minutes July 29, 2003 VI. BUSINESS ITEMS: A. Sign Application 2003-708; a request of Omri and Boni Siklai for consideration of a business identification sign for the Omri and Boni Restaurant located at the northeast corner of Washington Street and Lake La Quinta Drive. 1. Chairman Kirk asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked for clarification of whether the letters were painted and plastic. Staff explained and showed a sample. 3. Chairman Kirk asked if the colonnades were approved to be lighted at night. Staff stated yes. 4. There being no further discussion, it was moved and seconded by Commissioners Daniels/Abets to adopt Minute Motion 2003-01 1, approving Sign Application 2003-708, as requested. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: 1. Commissioner Abels gave a report of the City Council meeting of July 22, 2003. 2. Commissioner Daniels stated he would be unable to attend the September 9, 2003 Planning Commission meeting. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Daniels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on August 12, 2003, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:13 p.m. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\7-29-03WD.doc 10 --- PH #A DATE: CASE NO: APPLICANT/OWNER: REQUEST: LOCATION: BACKGROUND: STAFF REPORT PLANNING COMMISSION AUGUST 12, 2003 TENTATIVE TRACT 31249 MADISON / 58T" PARTNERS, LLC A SUBDIVISION OF ±33 ACRES INTO 85 SINGLE FAMILY LOTS SOUTH SIDE OF AVENUE 58, ±'/2 MILE WEST OF MADISON STREET Staff is requesting a continuance of this item to the Planning Commission meeting of September 9, 2003, based on street design revisions made to the map, and necessary time for review of a cultural resources survey by the Historic Preservation Commission on August 21. RECOMMENDATION: Move to continue consideration of Tentative Tract 31249 to the regularly scheduled Planning Commission meeting of September 9, 2003. Prepared by: Wallace Nesbit, Associate Planner PH #B STAFF REPORT PLANNING COMMISSION DATE: AUGUST 12, 2003 CASE NO: TENTATIVE TRACT 29436 — EXTENSION #2 APPLICANT: TRANS -WEST HOUSING PROPERTY OWNER: IVANHOE LA QUINTA COVE, LLC REQUEST: A ONE-YEAR TIME EXTENSION TO FILE A FINAL MAP FOR A SUBDIVISION OF ± 190 ACRES INTO 169 SINGLE FAMILY LOTS LOCATION: NORTH SIDE OF EISENHOWER DRIVE, ±'/2 MILE WEST OF WASHINGTON STREET BACKGROUND: Staff is requesting a continuance of this item to the Planning Commission meeting of September 9, 2003. The City Council granted a conditional final map approval for TT 29436 on August 5, 2003, which requires that the map be final and ready to record by September 4, 2003. Staff has temporarily held the application, anticipating that the final map would be recorded before the extension could be processed, making this application redundant and allowing partial fees to be returned to the applicant. As it now appears that the map may not record prior to expiring, the extension application will be processed. Should the map be final and recorded prior to September 4, 2003, then the application will be void and any partial fees due the applicant returned. RECOMMENDATION: Move to continue consideration of Tentative Tract 29436, Extension #2, to the regularly scheduled Planning Commission meeting of September 9, 2003. Prepared by: Wallace Nesbit, Associate Planner PH #C STAFF REPORT PLANNING COMMISSION DATE: AUGUST 12, 2003 CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2003-478, SPECIFIC PLAN 2003-065, TENTATIVE TRACT MAP 31379 AND SITE DEVELOPMENT PERMIT 2003-778 - VILLA LA QUINTA APPLICANT: CENTEX DESTINATION PROPERTIES PROPERTY OWNER: LANDAQ, INC. REQUESTS: CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION; REVIEW OF THE "VILLA LA QUINTA" SPECIFIC PLAN CREATING DEVELOPMENT GUIDELINES AND STANDARDS FOR A RESIDENTIAL RESORT OF 280 UNITS ON 44.61 ACRES; SUBDIVISION MAP REVIEW FOR AN 18 DEVELOPMENT AND OTHER COMMON LOTS FOR STREETS AND RETENTION BASINS; AND REVIEW OF MULTIPLE HOUSING UNIT PLANS FOR ONE AND TWO STORY BUILDINGS RANGING IN SIZE FROM 1,300 SQUARE FEET TO 2,090 SQUARE FEET AND CLUBHOUSE BUILDING LOCATION: WEST SIDE OF EISENHOWER DRIVE AT COACHELLA DRIVE GENERAL PLAN AND ZONING DESIGNATIONS: TOURIST COMMERCIAL AND OPEN SPACE SURROUNDING LAND USES: NORTH: HILLSIDE PROPERTY WITHIN THE CITY OF INDIAN WELLS SOUTH: VACANT TOURIST COMMERCIAL PROPERTY AND THE LA QUINTA RESORT AND CLUB EAST: A PLANNED RESIDENTIAL DEVELOPMENT OF 169 SINGLE FAMILY LOTS UNDER TRACT 29436 (TRANSWEST HOUSING); TO THE SOUTHEAST (ACROSS EISENHOWER DR.), EXISTING DETACHED SINGLE FAMILY HOUSES WEST: HILLSIDE OPEN SPACE WITHIN THE CITY OF LA QUINTA BACKGROUND: The 44.61-acre site is vacant, and located to the northwest of the intersection of Eisenhower Drive and Coachella Drive. In 1998, the Community Development started processing a request by Mr. Forrest K. Haag for KSL Development Corporation to develop a 300-unit timeshare project on this site under Specific Plan 99-041 and other affiliated applications. The development applications were withdrawn on September 14, 2000, after the August 22, 2000, Planning Commission meeting. Public Notice This project was advertised in the Desert Sun newspaper on July 22, 2003, and mailed to all property owners and residents within 500 feet of the site on July 15 and 17, 2003, pursuant to Section 13.12.100 of the Subdivision Ordinance and Section 9.200.1 10 of the Zoning Code. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. ANALYSIS: The environmental assessment for the project has not been completed (Attachment 1). Without completion of the assessment, no action by the Planning Commission may occur and a continuance is warranted. RECOMMENDATION: Take public testimony and continue the public hearing for Villa La Quinta (Environmental Assessment 2003-478, Specific Plan 2003-065, Tentative Tract Map 31379, and Site Development Permit 2003-778) to the September 9, 2003, Planning Commission meeting. Attachment: Specific Plan Exhibit Prepared by: Greg Trousdell, Associate Planner ATTACHMENTS l YPI A( TOWNHOMES ENCLAVE TYPK"A( COCK OUTS SUMMARY. I OCK OUI' M)"W ws TOTAL EOU, -,X,Ti aAY NR �Er��>nXxa r,Aa , aA.v 1 t _1�-lr � sraer 1 afx i STORY Z aEX h a $,l �`` aArEx .A IanralY 4 arx t <11 r µ }i, x srnar %ANiftl I Tory t �1�5 .. (txy� (r:SCFFTXnS hi> (M flfAS Ir-�-T tOiA: plA ty lYI4 !CO D &.Of�3 ! N� IblirK t PlFN y 7-'� tl4rlrNG rYIY NXI 1e g!O4S a6lVf3 T 5^�(]1 SIUrtY 11)TAt rZ,91- 2 axi r. OESTINMON PROPERTIES 2002464 Attachment 1 r 1 1 CONCEPTUAL SITE PLAN PH #D STAFF REPORT PLANNING COMMISSION DATE: AUGUST 12, 2003 CASE NUMBER: SITE DEVELOPMENT PERMIT 2003-782 FOR TENTATIVE TRACT MAP 30834, STONE CREEK RANCH APPLICANT/ PROPERTY OWNER: MADISON ESTATES, LLC REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THREE PROTOTYPE RESIDENTIAL UNITS THAT RANGE IN SIZE FROM 3,321 SQUARE FEET TO 3,762 SQUARE FEET FOR A 76- LOT SINGLE FAMILY SUBDIVISION. LOCATION: NORTH SIDE OF AVENUE 58, APPROXIMATELY 2,640 FEET WEST OF MADISON STREET ARCHITECT: SANTAMARIA AND ASSOCIATES ENVIRONMENTAL CONSIDERATION: A MITIGATED NEGATIVE DECLARATION (EA 2002-457) WAS CERTIFIED BY THE CITY COUNCIL ON NOVEMBER 5, 2002, FOR THIS PROJECT BY ADOPTION OF CITY COUNCIL RESOLUTION 2002-147. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (UP TO FOUR DWELLING UNITS PER ACRE) AND RL (LOW DENSITY RESIDENTIAL) SURROUNDING LAND USES: NORTH: HERMITAGE STREET IN PGA WEST WITH SINGLE STORY RESIDENTIAL HOUSES BEYOND PER SPECIFIC PLAN 83-002 SOUTH: ACROSS 58T" AVENUE, VACANT RESIDENTIALLY ZONED PARCELS; A SKEET SHOOTING RANGE WAS LOCATED AT 80- 085 AVENUE 58 UNTIL BEING ABANDONED IN 1985. EAST: VACANT AND DEVELOPED RESIDENTIAL PARCELS WEST: HERMITAGE STREET IN PGA WEST WITH SINGLE STORY RESIDENTIAL HOUSES BEYOND AND EXISTING GOLF COURSE MAINTENANCE BUILDING BACKGROUND: The L-shaped site, measuring approximately 1,320 feet wide by 1,272 feet deep, is bounded on the south by Avenue 58 and located approximately 0.5 miles west of Madison Street. Site History On November 5, 2002, the City Council approved a 76-lot single family subdivision on the site oriented around a looping set of private streets with lots ranging in size from 10,003 square feet to over 15,900 square feet (Attachment 1). Condition #96 of City Council Resolution 2003-148 requires Planning Commission review of the developer's housing units. PROJECT PROPOSAL: The developer is requesting approval to build three prototypical single family houses in the Stone Creek Ranch development that range in size from 3,321 square feet to 3,762 square feet using one- and two-story design configurations (Attachment 2). A California Ranch architectural theme is being used consisting of exterior cement plaster walls, mudded 2-piece red clay (Redland - Baja Mission) roofs, exposed rough sawn roof beams, cultured stone veneer (i.e., split face in four colors) and other decorative fenestration (e.g., carriage lantern light fixtures, ornamental wrought iron, wood window shutters, French doors, etc.). Garage parking areas take access from stamped colored concrete circular driveways. Each house plan has a courtyard area highlighted by a water feature and flagstones walkways while rear yards have pools, spas, covered patios, etc. Concept landscaping plans show a variety of trees and palms, shrubs accented by lawn. An entry tower on Avenue 58 is also being requested to highlight the private development. Architecture and Landscape Review Committee (ALRC) On August 6, 2003, the ALRC, on a 3-0 vote, adopted Minute Motion 2003-033 recommending approval of the model houses and conceptual landscape plan for Stone Creek Ranch, subject to the recommended conditions being met (Attachment 3). The Zoning Code (Section 9.60.330) requires a minimum of two different front elevations, varied roof heights, and window and door •surrounds for flat elevation planes. The project, as conditioned, is required to provide two facades per plan type per Condition #9. STATEMENT OF MANDATORY FINDINGS: Mandatory findings as required by Chapter 9.210 of the Zoning Code can be made as follows: A. The City's General Plan Land Use Element identified this area for low density residential uses provided a density of up to four dwellings per acre is not exceeded. Per Tract Map 30834, the project density is 2.6 dwelling units per acre which is less that the maximum allowed. B. Tract 30834 is within an RL Zone District which allows various forms of residential development, including the applicant's detached housing product and two-story design elements. C. The proposed dwelling units are architecturally compatible with abutting subdivisions in that the houses utilize similar architectural features such as exterior plaster, multiple paned and arched windows, decorative and projecting eaves, and other ornate features. Each house plan will have a minimum of two building facades and multiple roof heights. D. House sizes exceed the City's RL Zone District minimum requirement of 1,400 square feet and have garage parking areas. RL Zone District provisions shall be met during plan check, including a minimum front and rear yard building setback of not less than 20 feet for habitable areas. As side -loaded garages may be placed within 15 feet of the front yard property line, building setbacks in the Tract can vary from 15 feet to over 20 feet assuring a distinct streetscape design theme. E. The front and rear yard landscape plans include a variety of trees, shrubs, groundcover and turf. The plant pallette is varied and blends with the proposed houses and is compatible with the surrounding area, as conditioned. RECOMMENDATION: Adopt Minute Motion 2003-_, approving Site Development Permit 2003-782, subject to the following conditions: 1. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. This indemnification shall include any award toward attorney's fees. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 2. Final front and rear yard landscaping plans shall be prepared by a landscape professional and submitted to the Community Development Department for review and approval prior to issuance of any building permit for units authorized by this approval in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department. A. Front and rear yard landscaping for each dwelling shall consist of two trees (i.e., a minimum 1.5 inch caliper measured three feet up from grade level after planting), ten 5-gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees. All shrubs and trees shall be irrigated by bubbler or emitters. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. Future home buyers shall be offered an option to have no turf areas on their property through the use of desertscape materials. B. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of street curbs. 3. Minor amendments to the development plans (e.g., architectural details, house plotting, etc.) shall be subject to approval by the Community Development Director. 4. Permits for temporary development facilities and/or signs shall be submitted to the Community Development Department for approval. 5. Building sites with detached guesthouses shall file a Minor Use Permit with the Community Development Department pursuant to the requirements of Section 9.60.100 of the Zoning Code. A use covenant shall be recorded with the Riverside County Recorder before a building permit can be issued for an accessory unit. 6. The developer shall comply with all applicable conditions of Tentative Tract Map 30834, unless modified by this action. 7. RL Zone District provisions shall be met during plan check, including a minimum front and rear yard setback of not less than 20 feet for habitable areas. Side - loaded garages may be located within 15 feet of the front yard property line. 8. Model home sales complexes shall comply with the requirements of Section 9.60.250 of the Zoning Ordinance during on -site sales activities. A cash bond shall be posted to convert a garage parking area to a sales office. 9. Each housing plan shall have a minimum of two facades as required by Section 9.60.330 of the Zoning Code. 10. Private driveways shall be constructed using decorative pavers and/or colored concrete. The use of stamped concrete for driveway surfaces is not allowed. 11. Ground mounted mechanical equipment shall be setback a minimum distance of five feet from side yard property lines. Pr6pared by: )'1eg``T s'dell, Associate Planner Attachments: 1 . Tract Map Exhibit 2. Large Exhibits (Planning Commission Only) 3. August 6, 2003, ARLC Draft Minutes (Excerpt) ATTACHMENTS C ro Q ATTACHMENT, 2 o r -I' A NEW RESIDENTIAL DEVELOPMENT AI": Design / Site f1l.nning ATTACHMENT 3 be access to the existing well site, where the telephone equipment is, from the interior of the project. Mr. Haag stated yes, there would be. 4. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 2003-032 approving Site Development Permit 2003-779, as recommended, by staff and amended: a. Condition added: Window panes shall not be the "snap - on grid" windows, but rather the true divided light b. Condition added: 'Roof material shall be composed of a single, one piece,mudded tile. C. Condition ad&d: Decorative chimney caps shall be used. d. Condition added: The following trees shall be eliminated from tho " plant list: Fraxinus Uhdei (Evergreen Ash), Lager§troemia indica (Crape Myrtle), Olea europaea (Olive), Ulmus parvifolia (Elm), and Brachychiton populneus (Bottle Tree). Uridnimously approved. C. Site Development Permit 2003-782; a request of Madison Estates, LLC for review of three prototype house plans and landscaping for a 76-lot single family development on 29 + acres located on the north side of Avenue 58 and %2 mile west of Madison Street. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Steve Cameron of Southwest Construction, and Chris Dyson of Madison Estates, who gave a presentation on the project. 2. Committee Member Cunningham complimented the applicant on the project. 3. Committee Member Thorns asked if they were using stamped concrete driveways. Mr. Cameron stated they were proposing to use the stamped, Bell Garden material which would be a paver, and acid -wash concrete bands. They want to give the homeowner a choice of pavement material. Committee Member Thorns recommended they not use the traditional stamped concrete, but instead use concrete that is implanted with bominite the material using the rubber mats. Mr. Cameron stated they would not. Architecture and Landscaping Review Committee August 6, 2003 4. Committee Member Bobbitt commented that they pay a lot of attention to the vapor barriers on their slabs as well as the sand bases. In regard to the cement, he would recommend they use the 3,000 pound or better. They have had a lot of problems due to the salty nature of the soil. Mr. Cameron stated they are doing a lot of testing to ensure no problems. Committee Member Bobbitt asked about the materials to be used on the trellis. Mr. Cameron stated they are doing the same as what has been done by Toll Brothers. They will also be using the cedar garage doors with a pretreated finish material, so there will be no warping. For the trellis they are using Douglas fir, but they want the Stone Creek look with the cracks and twisting of the wood. 5. There being no further questions of the applicant, it was moved and seconded by Committee Members Thoms/Cunningham to adopt Minute Motion 2003-033 approving Site Development Permit 2003-782, as recommended by staff and as amended: a. Condition added: Stamped concrete shall not be used for the driveways. Unanimously approved. D. Site Development Permit 2003-780 and 2003-781; a request of Code Mu hy, LLC/Kleine Building and Development for review of archit tural and landscaping plans for two, single story office buildings \within the La Quinta Corporate Center located southeast of the corner bf Corporate Center Drive and Commerce Court. 1. Assistant�'Tlanner Martin Magana presented the information contained in a staff report, a copy of which is on file in the Community De staff Department. Staff introduced Neil Kleine, developer, o gave a presentation on the project. 2. Committee Member Th s stated he would prefer a different color be used on the buildin 3. Committee Member Bobbitt con rred as he thought the color would date the building. G:\WPDOCS\ARLC\8-6-03 WD.doc - - 5 PH #E PLANNING COMMISSION STAFF REPORT DATE: AUGUST 12, 2003 CASE NUMBERS: TENTATIVE TRACT MAP 31627 AND SITE DEVELOPMENT PERMIT 2003-779 APPLICANT: M.D.S. CONSULTING PROPERTY OWNER: NADADOR, LLC REQUEST: SUBDIVISION OF 21.31 ACRES INTO 32 SINGLE FAMILY AND OTHER COMMON LOTS WITHIN PGA WEST, AND REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR ONE PROTOTYPE RESIDENTIAL UNIT AND PRIVATE CLUBHOUSE STRUCTURE LOCATION: SOUTHEAST CORNER OF PGA BOULEVARD AND AVENUE 54 ENGINEER: M.D.S. CONSULTING ARCHITECT: SOUTH COAST ARCHITECTS LANDSCAPE ARCHITECT: FORREST K. HAAG, ASLA, INC. ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL IMPACT REPORT (EA 83-009; STATE CLEARINGHOUSE NO. 83062922) WAS CERTIFIED FOR THE PGA WEST DEVELOPMENT BY THE CITY COUNCIL ON MAY 1, 1984 UNDER RESOLUTION 84-28. AN ENVIRONMENTAL ASSESSMENT ADDENDUM WAS CERTIFIED BY THE CITY COUNCIL ON OCTOBER 3, 2000, FOR GENERAL PLAN AMENDMENT 2000-070, CHANGE OF ZONE 2000-095, SPECIFIC PLAN 83-002 (AMENDMENT #4) AND TENTATIVE TRACT MAP 29878 UNDER RESOLUTION 2000-128. NO CHANGED CIRCUMSTANCES, CONDITIONS OR NEW INFORMATION EXISTS WHICH WOULD REQUIRE THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PUBLIC RESOURCES CODE § 21166. GENERAL PLAN LAND USE AND ZONING DESIGNATIONS: MEDIUM DENSITY RESIDENTIAL (UP TO EIGHT DWELLING UNITS PER ACRE) AND MEDIUM DENSITY RESIDENTIAL (RM) WITHIN SPECIFIC PLAN 83-002 SURROUNDING LAND USES: NORTH: AVENUE 54 AND THE HIDEAWAY COUNTRY CLUB SOUTH: VERIZON SUBSTATION AND PGA WEST HOUSES EAST: EXISTING PGA WEST HOUSES FRONTING ONTO OAK HILL WEST: PGA BOULEVARD AND PGA WEST HOUSES BEYOND BACKGROUND: The 21.31-acre site, located at the southeast corner of Avenue 54 and PGA Boulevard, was graded in the mid-1980's during construction of the original off -site street improvements for PGA West. Site Development History On October 3, 2000, the City Council approved the following site -related development actions: 1. General Plan Amendment 2000-070 and Zone Change 2000-095, a land use change from Community Commercial to Medium Density Residential under Resolution 2000-129 and Ordinance No. 349; 2. Specific Plan 83-002 Amendment #4, a land use change from Community Commercial to Medium Density Residential under Resolution 2000-130. This plan update also reduced the number of residential units in PGA West from 5,000 to 3,936 on 1,687 ± acres. Of this total acreage, golf course fairways make up approximately 38% of the master planned community; and 3. Tentative Tract Map 29878, a 60 single family (6,250 square feet to 10,932 square feet lots) and various lettered lot subdivision on 22 ± acres in Planning Area #4 of SP 83-002 under Resolution 2000-131 (Attachment 1). A four -acre manmade lake was planned in the center of the project. Map recordation occurred on April 2, 2003. Street names for the tract are Wild Dunes, Shadow Creek, High Point and Bay Hill. On November 27, 2001, the Planning Commission approved Site Development Permit 2001-717 allowing a merchant builder sales office of 2,400 sq. ft. and parking for 20 vehicles on the site by adoption of Resolution 2001-143. The existing temporary sales facility is allowed to remain operational until November 27, 2005, unless the subdivision is constructed. PROJECT DESCRIPTION: The proposed tentative tract map shows 32 single family lots being proposed on the previously subdivided 21.31-acre site with private street access planned on PGA Boulevard and "emergency only" access on Avenue 54. A 31-foot wide private loop street (Lots "B" through "D") and single cul-de-sac (Lot "E") provide access to the proposed lots which range in size from 11,942 square feet to 18,841 square feet. 39 parking spaces flank the private on -site streets. The single-family lots back up to a proposed 4.04-acre retention basin (Lot "0") in the center of the development (Attachment 2). Access gates for the PGA Boulevard entrance are proposed on Street Lot "A", a two lane in and one lane out design proposal. Landscape and street lots make up 51 percent of the site area. Street names proposed for this subdivision map are Kingsbarns Drive and Fife Lane. A 3,223 square foot, single story prototypical house (up to 18' high) is proposed. The house has two facade treatments using Spanish Colonial architecture consisting of stuccoed exterior surfaces and clay the roofing (Attachment 3). Other architectural features are multiple paned windows, window shutters, pre -cast trim, siding, exposed rafters, wrought iron details, etc. An attached, side -loaded two -car garage is also proposed. A one story 5,090 square foot clubhouse (24' tall) is planned in close proximity to the project entry (Lot 33), and includes a member's lounge and kitchen, offices, exercise facilities and restrooms. Recreational amenities are located in the back of the building abutting the retention basin facilities. Front yard landscaping for the houses includes two trees, sod, and a variety of shrubs and groundcover. Similar plant materials are shown in side and rear yard areas. A plant palette list details a broad variety of materials that may be used. As the site is within PGA West, the developer is required to obtain approval of the plans by the HOA concurrently with the City's review. Pool and spa details are also shown for the project, including entry court water features. A concept landscape plan has been provided for the common areas, using a desertscape design for the four -acre retention basin area, highlighted by a decomposed granite walking trail. Palm trees are used to accent the PGA Boulevard entrance. Architecture and Landscaping Review Committee (ALRC) On August 6, 2003, the ALRC considered the proposed housing units for Tentative Tract Map 31627, and on a 3-0 vote, adopted Minute Motion 2003-032 approving the plans, subject to conditions being met. A copy of the Minutes from the meeting is attached (Attachment 4). ALRC conditions have been placed in the Site Development Permit. Public Notice This case was advertised in the Desert Sun newspaper on July 31, 2003, and all property owners and residents within 500 feet of the boundaries of the project were mailed a copy of the public hearing notice on July 21, 2003 by the Community Development Department. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. Public Agency Review The request was sent out for comments to City Departments and affected public agencies on June 19, 2003, and July 17 and 18, 2003. Agency comments received have been made a part of the Conditions of Approval. CONCLUSION: The design of the proposed subdivision map is very similar to the previously approved subdivision with the exception that the number of single family lots has been reduced and the lake was converted to passive open space. Reducing the number of buildable lots will not adversely affect the implementation of Specific Plan 83-002 document. Staff has evaluated the proposed street names for the project and determined that the names do not conflict with any existing street names in the City and neighboring areas, provided directional orientations are added to each street segment based on discussions with the Fire and Building and Safety Departments (e.g., Kingsbarns Drive West, Kingsbarns Drive East and Kingsbarns Drive North). Public safety agencies have stated to the Community Development Department that loop streets with only one name create problems for their personnel when responding to emergency calls for assistance. The preferred name for Fife Lane should be Fife Court as it is a short cul-de-sac street. Staff's recommendation is noted in TTM Condition #85. STATEMENT OF MANDATORY FINDINGS: The findings necessary to approve this request can be made, and are included in the attached Resolutions. RECOMMENDATION: Adopt Planning Commission Resolution 2003-_, recommending to the City Council approval of Tentative Tract Map 31627, subject to findings and the attached conditions; and Adopt Planning Commission Resolution 2003-_, recommending to the City Council approval of Site Development Permit 2003-779, subject to findings and the attached conditions. Attachments: 1. Tract Map 29878 Exhibit 2. TTM 31627 Exhibit 3. Proposed Site Plan Exhibit 4. Draft ALRC Minutes of August 6, 2003 5. Large Exhibits (Planning Commission only) Prepared by: N Greg Tro6sdell, Associate Planner PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A 32 SINGLE FAMILY AND OTHER COMMON LOT SUBDIVISION ON 21.31 ACRES LOCATED AT THE SOUTHEAST CORNER OF AVENUE 54 AND PGA BOULEVARD CASE NO.: TENTATIVE TRACT MAP 31627 APPLICANT: M.D.S. CONSULTING FOR NADADOR, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of August, 2003, hold a duly noticed Public Hearing to consider a 32 single family and other common lot subdivision on 21.31 acres located at the southeast corner of Avenue 54 and PGA Boulevard within Specific Plan 83-002 (PGA West Resort and Club), more particularly described as: Assessor's Parcel Numbers 775-080-009 through -015 Tract Map 29878 WHEREAS, on the 18th day of July, 2003, the Community Development Department mailed case file materials to all affected agencies for their review and comment. All written comments are on file with the Community Development Department; and WHEREAS, the City mailed public hearing notices to affected property owners and residents on the 21" day of July, 2003, pursuant to Section 13.12.100 of the Subdivision Ordinance and published a notice in the Desert Sun newspaper on the 31 st day of July, 2003. All written correspondence is on file with the Community Development Department; and WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-63 adopted by the La Quinta City Council) in that the City Council certified an Addendum to the PGA West EIR (State Clearinghouse No. 83062922; Environmental Assessment 83-009) pursuant to CEQA Guidelines § 15164 on October 3, 2000, by adoption of Resolution 2000- 128. No changed circumstances, conditions or new information exists which require preparation of a subsequent EIR pursuant to Public Resources Code § 21 166; and Planning Commission Resolution 2003--_ Tentative Tract 31627 - Nadador Adopted: August 8, 2003 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 recommend approval to the City Council of said Tentative Tract Map: Finding Number 1 - Consistency with the General Plan/Specific Plan The project is consistent with the City's General Plan Medium Density Residential land use designation of up to eight dwelling units per acre pursuant to General Plan Amendment 2000-070 and Specific Plan 83-002 (Amendment #4, Planning Unit #4) in that only 32 single family houses are planned. The Tentative Tract Map is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate storm water drainage. Finding Number 2 - Consistency of Design and Improvements The design and improvements of the proposed subdivision are consistent with the City's General Plan; the implementation of the recommended Conditions of Approval ensures proper street widths, perimeter walls, parking requirements, and timing of construction improvements. Finding Number 3 - Consistency of Public Easements As conditioned, 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 subdivision. Finding Number 4 - Public Health and Safety The design of the subdivision and type of improvements, as conditioned, are not likely to cause serious public health problems, in that this issue was considered in Specific Plan 83-002 (Amendment #4) in which no significant health or safety impacts were identified for the proposed project. Finding Number 5 - Suitability of Site The design of the subdivision, or the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably Planning Commission Resolution 2003-- Tentative Tract 31627 - Nadador Adopted: August 8, 2003 injure fish or wildlife, or their habitat, in that SP 83-002 (Amendment #4) did not identify any significant impacts for this issue. 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 pursuant to Section 13.12.130 of the Municipal Code; 2. No changed circumstances, conditions or new information exists which would require the preparation of a subsequent EIR pursuant to Public Resources Code § 21 166; and 3. That it does recommend approval of Tentative Tract Map 31627 to the City Council for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12" day of August, 2003, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 31627, NADADOR, LLC AUGUST 12, 2003 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department (CDD) • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for all requirements of the permits 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. 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. Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 2 A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. This Map shall expire within two years, unless extended pursuant to the requirements of Section 13.12.160 of the Subdivision Ordinance. 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. 2 Planning Commission Resolution 2003- Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 3 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) Avenue 54 (Primary Arterial, Option B - 100' ROW) - None required. 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 (Off -Site) 1) PGA Blvd. (Private Street) - None required. B. PRIVATE STREETS (On -Site) Property line shall be placed at the back of curb similar to the lay out shown on the tentative map and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. 1) Private Residential Streets, Lots B, C and D: 31-foot width except in the entry gate area. On -street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. 2) Lot E: The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger, using a smooth curve instead of angular lines similar to the layout shown on the tentative map 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. 3 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 4 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 create perimeter landscaping setbacks along all public right-of-ways as follows (listed setback depth is the average depth if meandering wall design is approved): A. Avenue 54 (Primary Arterial) - Lot T, 20-foot from the R/W-P/L. B. PGA Blvd. (Private Road) - Lot 0 & S, 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. 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 Avenue 54 from lots with frontage along Avenue 54 is restricted, except for the emergency access, 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 Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 5 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. 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 City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " — 4' Vertical C. Off -Site Street Plan 1 " = 40' Horizontal, 1 " — 4' Vertical D. Off -Street Striping Plan w/ Bike Lane 1 " = 40' Horizontal Off -Site Street Plan and Striping Plans shall show all street improvements to include permanent traffic control including striping with bike lane. These plans shall also 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. 4 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 6 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. "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. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 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. 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. [1 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 7 26. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 27. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 28. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 29. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 30. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC. 7 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 8 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. 31. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 32. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way 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. 33. 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. 34. 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. Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 9 35. 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. DRAINAGE 36. 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. 37. The tributary drainage area shall extend to the centerline of adjacent public streets, as required by Condition #53 of Specific Plan 83-002, Amendment No. IV. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 38. 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. 39. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field 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. 40. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 41. 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. 42. 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. 9 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 10 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 44. The tract shall be designed to accommodate purging and blowoff water 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. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 46. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities, LQMC. 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. 10 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 11 STREET AND TRAFFIC IMPROVEMENTS 51. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Avenue 54 (Primary Arterial): a. Remove existing curb returns located approximately 600 feet easterly of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb and gutter as required by Condition 48(A)(2) of Specific Plan 83-002, Amendment No. IV. Construct appropriate driveway approach and roadway for the proposed 20-foot emergency ingress/egress easement as approved by the Fire Department and the City Engineer. Reconstruct 8-foot wide sidewalk and perimeter landscaping as to incorporate each in the driveway approach and roadway design. b. Also as conditioned in the Specific Plan, remove existing median opening and left -turn pocket and reconstruct median island and landscaping on Avenue 54 at the abovementioned location. 2) PGA Blvd (Private Road): a. Remove existing median break and left turn pocket located northerly of proposed project entry (Lot A) and reconstruct median island and landscaping. b. Remove existing curb returns located northerly of proposed project entry (Lot A) and reconstruct curb and gutter. Construct 8-foot wide meandering sidewalk and perimeter landscaping. 11 Planning Commission Resolution 2003- Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 12 B. ON -SITE STREETS 1) On -site streets except at entry gate area: construct 28-foot wide full -width improvements (measured from gutter flow line to gutter flow line) with in the 31-foot right of way. All on -site streets shall be constructed with "wedge " type curb design as approved by the City Engineer. 2) All on -site street parking is prohibited and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowner's Association. 3) All gated entries shall provide for a two -car minimum stacking capacity for inbound traffic; 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 "U" Turn back 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. 4) Cul de Sacs: Construct according to the layout shown on the tentative map with 38-foot radius or greater at the bulb using a smooth curve instead of angular lines similar to the layout shown on the rough grading plan. 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). 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. 53. 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: 12 Planning Commission Resolution 2003- Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 13 Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 54. 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. 55. General access points and turning movements of traffic are limited to the following: 1. Primary Entry (PGA Blvd.): Main project entry, to be located approximately 1,000 feet southerly of Avenue 54 and will be allowed full turning movement. 2. Emergency Entry (Avenue 54): Emergency access entry, to be located approximately 600 feet easterly of the centerline of Jefferson Street and will be allowed right turn in only and right turn out only movement limited to emergency vehicles. 56. 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. 57. 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 58. 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. 13 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 14 LANDSCAPING 59. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 60. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas in compliance with Chapter 8.13 (Water Efficient Landscaping) of the LQMC. 61. 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 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. 62. 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 63. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 64. 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. 65. 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. 66. 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 14 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 15 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 67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 68. 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 69. 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. 70. 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 With respect to the conditions of approval for the above referenced land division, the Fire Department (760-863-8886) recommends the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 71. 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 fee from a hydrant. Minimum fire flow will be 1,000 GPM for a two-hour duration at 20 psi. 72. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 73. Any turn or turnaround requires a minimum 38-foot turning radius. 74. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 15 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 16 75. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of not less than 13'-6". 76. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback form 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. 77. Access gates shall be automatic (min. 20 ft. wide) and 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 remain open until closed by the rapid entry system. 78. 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. 79. If public use type buildings are to be constructed, additional fire protection may be required. Fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 80. 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. MISCELLANEOUS 81. Letters from public agencies for this project shall become plan check requirements for final map preparation. 82. A paleontologist and archaeologist shall be present for monitoring during grading and excavation of the proposed retention basin. 83. The Community Development and Public Works Directors may allow minor design changes to the final map application that include a reduction in the number of buildable lots and changes in lot sizes, provided the applicant submits a Substantial Compliance Application to the Public Works Department during plan check disclosing the requested changes and how the changes occurred. These changes shall be conveyed to the City Council when the map is presented for recordation consideration. 16 Planning Commission Resolution 2003-_ Conditions of Approval — Recommended Tentative Tract Map 31627 — NADADOR, LLC Adopted August 12, 2003 Page 17 84. Two copies of the draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the Community Development Department during final map processing. The City Attorney shall approve the document before the subdivision map is recorded, unless deferred by mutual agreement. 85. Tract street names shall be depicted on the final map exhibit as follows: A. Kingsbarns Drive East, Kingsbarns Drive West, Kingsbarns Drive North and Fife Court; or B. High Point, Shadow Creek, Wild Dunes and Bay Hill (i.e., formerly used for Tract 29878). Any deviations to the street name list shall be approved by the Community Development Department during plan check review. 17 PLANNING COMMISSION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ONE STORY SINGLE FAMILY PROTOTYPICAL HOUSE PLAN (3,223 SQ. FT.) AND OTHER PRIVATE AMENITIES FOR TENTATIVE TRACT MAP 31627 (RESIDENCE CLUB AT PGA WEST) CASE NO.: SITE DEVELOPMENT PERMIT 2003-779 APPLICANT: M.D.S. CONSULTING FOR NADADOR, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12" day of August, 2003, consider a request to approve architectural and landscaping plans for a detached prototypical single story residential house plan on 32 lots and affiliated clubhouse facilities, located at the southeast corner of PGA Boulevard and Avenue 54 in a Medium Density Residential Zone District within Specific Plan 83-002, more particularly described as: Assessor's Parcel Numbers 775-080-009 through -015 Tract Map 29878 WHEREAS, the City's Architecture and Landscape Review Committee approved the developer's plans on 61h day of August, 2003, on a vote of 3-0, by adoption of Minute Motion 2003-032, subject to the final construction plans being reviewed by the Community Development Department and other public agencies; 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 adopted by the La Quinta City Council) in that the City Council certified an Addendum to the PGA West OR (State Clearinghouse No. 83062922; Environmental Assessment 83-009) pursuant to CEQA Guidelines Section 15164 on October 3, 2000 by adoption of Resolution 2000-128. No changed circumstances, conditions or new information exists which require preparation of a subsequent EIR pursuant to Public Resources Code Section 21 166; and WHEREAS, the Community Development Department published the Public Hearing notice in the Desert Sun newspaper on the 31 st day of July, 2003 for the August 12, 2003 meeting as prescribed by Section 9.200.110 (Public Notice Procedure) of the Zoning Code. Notices were also mailed to property owners and residents within 500 feet of the project site on the 21 st day of July, 2003; and Planning Commission Resolution 2003-_ SDP 2003-779 - Nadador, LLC Adopted: August 12, 2003 Page 2 WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify recommending approval of said Site Development Permit to the City Council pursuant to Section 9.60.330 (Residential Tract Development Review) and Section 9.210.010 (Site Development Permits) of the Zoning Ordinance: 1. General Plan and Zoning Code Consistency - The General Plan provides direction for growth and policy implementation tools to manage that growth. The property is designated Medium Density Residential pursuant to General Plan Amendment 2000-070, allowing residential land uses up to eight units per acre. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan, Zoning Code and Specific Plan 83-002 in that only 32 residential lots are being provided. 2. Compliance with the California Environmental Quality Act - Grading activities have occurred on the property in compliance with the terms and provisions of Specific Plan 83-002 and underlying subdivision map approvals. All proposed site work shall be in compliance with the environmental documentation for SP 83-002 Amendment #4. 3. Architectural Compatibility - The prototype one-story house plan is architecturally compatible with materials used to construct existing PGA West houses in that exterior walls are covered in plaster and roofing is clay tile. The overall design elements of the project are aesthetically pleasing and consistent with neighboring houses, as conditioned. 4. Site Design Compatibility - The proposed one-story houses allow mountain vistas, to the west, to be preserved. Based on this submittal and Tentative Tract Map 31627, no adverse impacts are anticipated. 5. Building Sizes - A three -bedroom house of 3,223 square feet is planned which exceeds the minimum requirement of 1,400 square feet under the provisions of SP 83-002 Amendment #4, and is in keeping with other PGA West development policies. Each house has a two -car garage and additional street parking areas have been provided for guests. 6. Landscape Design Compatibility - Front yard landscaping includes trees, shrubs, groundcover and turf to replicate of PGA West housing areas, using a diverse plant palette. To conserve water, a desertscape landscape plan is proposed for the four -acre retention basin in the center of the project. Conditions are proposed to ensure the aesthetic quality of the area and to limit tree maintenance requirements. Planning Commission Resolution 2003- SDP 2003-779 - Nadador, LLC Adopted: August 12, 2003 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 constitute the findings of the Planning Commission in this case; 2. No changed circumstances, conditions or new information exists which would require the preparation of a subsequent EIR pursuant to Public Resources Code § 21 166; and; and 3. That it does hereby recommend to the City Council approval of Site Development Permit 2003-779 for the reasons set forth in this Resolution, subject to the findings and conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 12'h day of August, 2003, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2003-779, NADADOR AUGUST 12, 2003 GENERAL 1. The applicant/property owner agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this application and any other challenge pertaining to this project. This indemnification shall include any award toward attorney's fees. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Minor amendments to the development plans shall be subject to approval by the Community Development Director. 3. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department, pursuant to Chapter 8.13 of the Municipal Code. Specific landscape requirements for the project are: A. Future homebuyers shall be offered an option to have no turf areas in their front yard through the use of desertscape materials. B. Front and rear yard landscaping shall consist of two trees (i.e., a minimum 1.5 inch caliper measured three feet up from grade level after planting), twenty 5-gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is a minimum six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees. All shrubs and trees shall be irrigated by bubbler or emitters. C. Parkway shade trees shall be delivered to the site in 24-inches or larger boxes with minimum two-inch calipers. Trees shall be a minimum height of ten feet once installed. D. The developer, and subsequent property owner(s), shall continuously maintain all required front yard and parkway landscaping in a healthy and viable condition as required by Section 9.60.240(E3) of the Zoning Code. E. Due to maintenance and leaf litter problems, the following trees shall not be used for this project: Bottle (Brachychiton populneus), Evergreen Ash (Fraxinus Uhdei 'Majestic Beauty'), Elm (Ulmus parvifolia), Olive (Olea Planning Commission Resolution 2003-_ Conditions of Approval - Recommended Site Development Permit 2003-779, Nadador Adopted: August 12, 2003 europaea) and Crape Myrtle (Lagerstroemia indica). Fruitless olive trees can be used within the development. 4. Stucco clad walls shall be installed abutting PGA Boulevard and Avenue 54 to match other PGA West improvements. 5. A centralized mailbox delivery system shall be used for the project pursuant to any requirements of the U.S. Postal Service, unless individual mailboxes are allowed. PUBLIC SAFETY 6. Install wide -angled peepholes into front doors. 7. Graffiti resistant paint should be applied to parkway walls. 8. Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines, and under vulnerable windows. Additional public safety information may be obtained by contacting Senior Deputy Andy Gerrard at (760) 863-8950. FIRE DEPARTMENT 9. Final conditions will be addressed when plans are reviewed. A plan check fee must be paid to the Fire Department at the time construction plans are submitted. For additional assistance, please contact the Fire Department Planning & Engineering staff at (760) 863-8886. MISCELLANEOUS 10. The developer shall comply with all applicable conditions of Specific Plan 83- 002 and Tentative Tract Map 31627. 11. Architectural enhancements for the project shall include mudded one-piece clay tile roofs, decorative chimney caps (tile, masonry, etc.), and wood window frames. Multi -paned windows shall be divided by wood muntins. Vinyl windows with internal metal grids are not permitted. G:\Tr 31627 Nadador 2003\Cond PC SDP779Final.doc ATTACHMENTS IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CAUFURNIA SNr^( -2 6F o-iHF_,: , ; TRACT NO. 29878 BEING A SUBDIVISION OF PARCEL 1, AND PARCELS A THROUGH F OF PARCEL MAP NO. 29799 AS FILED IN BOOK XXX, PAGES XX AND XX ATTACHMENT 1 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY, CAUFORNIA MDS CONSULTING AUGUST, 2000 GARY W. DOKICH LS.4693 NORTH QUARTER CORNER SFSTICN 16 NORTHWEST CORNER SECTION 16, FOUND t' I.P. W/PLASTIC PLUG T. 6S., R. 7E, S.B.M. FOUND 2B. FLUSH W/LS. 3018 TAG — — — — — — — — PER STAMPED L S. 3/48. 5FLUSH — — PER P.U.B. 129/49-55 PER P.M.B. 1299-5 — 2447.16') _ _ _ —- -- — (1472.03') 54TH AVENUE II�r N I(N 89-30.13-E I269,39') I LOT U ,Lp2• 62 b27 38 f3 ( 44 �'S� I 3132 13D�':J / �15 16 17 ,18 f9 12 0 . I 34 GD Po I> 209 41 <� 10 O I II /lt'O 242 2 O27 o\ !+ \ 7 23 26 45 y - " 24 25 ; 46 \ 5 SH 47 . . \ EET N0. 4 .� 4 48 9 — T �� I LOT o 50 SHEET NO. 5 2 J 3 �\_� ---�--- \ LOT I 3 IN LOT,, A. I 60 0- 72• / � O RA3'PRC 4� / \I '� LOT l 55 I / ��✓V J ���`�3 �' I �,� 57 56`'� pla \ / f SHEET NO. 7 I \ 63 - \ \\ N 29'W41"J) I \ �+ l�l.;`:.r . ��)C �qD` • �' / ( 11�lS r. 1\�7. �� r �' �J \ 6 IN 3s,3s'06' `d) 0 6 RIRi,USNED AS A MATTER OF MMOOATION 0 Y \ g R (N NO UABIUIi� IS ASSUMED 8Y M A�TO THE a 77'1 `_13' v) PW0FmtL?VAM(o RAJ ItY iVnowi► na IN�YFbAN \ mmAII y \ \ p / I SEdENT FOR 1 I 1 r I SCALE 4 PUBLIC UTIUTf N T.E.. PER INST. 36A39, O.R. ORIGINALLY APPROVED TRACT ES GEMENT FOR N FAVOR OF 8. ATTACHMENT 2�§` � ILI �� • {� )�! — | f� - ■ ` ■ § � � | �q �| §� ,��|t��, |§ if�� o u � \ °� - . © ' || ■ § ■ ■@ - � o . : � � � |�■ || ■�. � |� � � §` - � q | : ■� ��||||||� || � z )} > ■,■ 01 z- z- ATTACHMENT 3 AVENUE 54 ESTIMATED WATB 111.I.m... 11: T.A (1H4 spry 1900 Mo F.Olirw 1530 Hp6w.w. IV: rri.., w. ldv Fpry 19ANI Fem.e.. 63.711 F&V;m. 15.30 MAXIMUM WATER m.. ATTACHMENT 4 Architecture and Landscaping Review Committee•��> .: August 6, 2003 6. Committee Member Bobbitt noted some trees that should be eliminated from the plant list due to the lar amount of tree litter and the maintenance. 7. There being no further questions, it as moved and seconded by Committee Members Cunnin am/Thoms to adopt Minute Motion 2003-031 approving ite Development Permit 2003- 776, as recommended by s f and amended as follows: a. Condition adde,�K The following trees shall be eliminated from the pl t list: Fraxinus Uhdei (Evergreen Ash), Lagerstro is indica (Crape Myrtle), Olea europaea (Olive), parvifolia (Elm), and Brachychiton popu eus (Bottle Tree). Unanirp6usly approved. B. Site Development Permit 2003-779; a request of M.D.S. Consulting "�- for Nadador, LLC, for review of one prototype single story house plan, private clubhouse building and common area landscaping for a 32 unit residential development on approximately 21.3 acres located southeast corner of PGA Boulevard and Avenue 54. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Mr. Forrest Haag, representing the applicant, who introduced Mr. Frank Stoltz, South Coast Architects, who gave a presentation on the project. 2. Committee Member Cunningham noted the comment regarding individual window panes where they will use the "snap -on" style. He would prefer they not use the "snap -on grid" windows. Planning Manager Oscar suggested it state true divided light. Committee Member Cunningham asked that the roof be composed of a single, one piece, mudded tile. 3. Committee Member Bobbitt asked that the same trees eliminated from the prior project be eliminated from this project. He also asked if the welcome center would be removed. Mr. Haag stated yes. Committee Member Bobbitt asked if they would be required to have another well site. Mr. Haag stated the well site was dedicated a long time ago, but has not been G:\WPD0CS\ARLC\8-6-03 WD.doc - 3 - t�u Architecture and Landscaping Review Committee August 6, 2003 used. Committee Member Bobbitt asked if the water retention would be on the interior of the project. Mr. Haag stated that was correct. Committee Member Bobbitt asked if there would be access to the existing well site, where the telephone equipment is, from the interior of the project. Mr. Haag stated yes, there would be. 4. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 2003-032 approving Site Development Permit 2003-779, as recommended by staff and amended: a. Condition added: Window panes shall not be the "snap - on grid" windows, but rather the true divided light b. Condition added: Roof material shall be composed of a single, one piece, mudded tile. C. Condition added: Decorative chimney caps shall be used. d. Condition added: The following trees shall be eliminated from the plant list: Fraxinus Uhdei (Evergreen Ash), Lagerstroemia indica (Crape Myrtle), Olea europaea (Olive), Ulmus parvifolia (Elm), and Brachychiton populneus (Bottle Tree). Unanimously approved. C. Site Develo ment Permit 2003-782; a request of Madison Estates, LLC for revie of three prototype house plans and landscaping for a 76-lot single mily development on 29 + acres located on the north side of Avenue 8 and %2 mile west of Madison Street. 1. Associate nner Greg Trousdell presented the information contained in t e staff report, a copy of which is on file in the Community De lopment Department. Staff introduced Steve Cameron of So thwest Construction, and Chris Dyson of Madison Estates, o gave a presentation on the project. 2. Committee Member CL%iningham complimented the applicant on the project. 3. Committee Member Thorns aced if they were using stamped concrete driveways. Mr. Cam8Ypn stated they were proposing to use the stamped, Bell Garden material which would be a G:\WPDOCS\ARLC\8-6-03 WD.doc - 4 - PLANNING COMMISSION STAFF REPORT DATE: AUGUST 12, 2003 CASE: GENERAL PLAN CONSISTENCY FINDING 2003-004 REQUEST: FINDING OF GENERAL PLAN CONFORMITY FOR THE CITY OF LA QUINTA'S POTENTIAL ACQUISITION OF PROPERTY FOR THE WIDENING OF JEFFERSON STREET LOCATION: JEFFERSON STREET (APN: 649-071-008 THROUGH 021 AND 029; 649-090-001 THROUGH 009; AND 649-141-001) APPLICANT: CITY OF LA QUINTA BACKGROUND: California Government Code Section 65402 requires that a jurisdiction's planning agency (i.e., Planning Commission) review and report upon whether a proposed acquisition of real property for public purposes is consistent with the adopted General Plan. PROPOSED PROJECT: The City of La Quinta is considering whether or not to acquire approximately 25 properties for the purpose of widening Jefferson Street, north of Highway 1 1 1, to Westward Ho Drive (Exhibit "A"). The properties are located on both sides of Jefferson Street. If the acquisition is ultimately approved by the City Council, the properties would be used to widen Jefferson Street, thereby providing for the safe, efficient flow of traffic in that vicinity. FINDINGS: The Planning Commission is required to determine whether the proposed acquisition of property for public purposes is consistent with the adopted General Plan. The determination will then be reviewed by the City Council in its determination of whether or not to acquire the property. Several current General Plan policies are applicable and are referred to for conformance determination as follows: P:\OSCAR\STFRPT\JEFFERSON STMOC LAND USE ELEMENT: The recently adopted General Plan Land Use Element designates the properties as Low Density Residential (LDR), up to four dwelling units per acre. The Element indicates the need to maintain compatible high quality land uses. The widening of Jefferson Street will not alter the surrounding land use designations, and is consistent with the Element. CIRCULATION ELEMENT: This Element designates Jefferson Street as a Major Arterial Road with a 120 foot width right-of-way. This project will allow the street to be expanded to comply with this Element. OPEN SPACE ELEMENT: No key planning issues or policies are identified. PARK AND RECREATION ELEMENT: No key planning issues or policies are identified. ENVIRONMENTAL CONSERVATION ELEMENT: No key planning issues or policies are identified. NATURAL RESOURCES: This Element provides several policies and programs designed to protect and preserve the unique and/or valuable resources, including biologic resources. The properties at issue are disturbed. To the extent applicable, this project will be subject to the requirements of the Coachella Valley Fringe -Toed Lizard Fee Mitigation Program and other applicable mitigation measures. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT: No key planning issues or policies are identified. ENVIRONMENTAL HAZARDS ELEMENT: This Element indicates that the site is within an area that is susceptible to wind-blown sand, collapsible soils, potential liquefaction hazard, and seismically induced settlement. If the properties are acquired, the widening of Jefferson Street will meet all applicable engineering requirements, and the street and landscape improvements will reduce the potential for blowsand in the vicinity of the subject property. CULTURAL RESOURCES ELEMENT: No key planning issues or policies are identified. RECOMMENDATION: Adopt Planning Commission Resolution 2003-_, confirming findings of conformity with the La Quinta General Plan for a potential acquisition and construction of the widening of Jefferson Street on the north side of between Highway 111 and Westward Ho Drive. PA0SCAR\STFRPT\JEFFERS0N STMOC Prepared and Submitted by: Oscar Orci, Planning Manager Attachments: 1. Site location P:\OSCAR\STFRPT\JEFFERSON ST.DOC PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING FINDINGS OF CONFORMITY IN ACCORDANCE WITH CALIFORNIA GOVERNMENT CODE SECTION 65402, FOR A POTENTIAL ACQUISITION OF PROPERTY FOR THE WIDENING OF JEFFERSON STREET. GENERAL PLAN CONFORMITY FINDING APPLICANT: CITY OF LA QUINTA WHEREAS, said Section 65402 requires the jurisdiction's planning agency's (i.e., Planning Commission) review and report upon whether the proposed acquisition of real property for public purposes is consistent with the adopted General Plan; and WHEREAS, the Planning Commission of the City of La Quinta, California did on the 12th day of August, 2003, hold a pubic meeting to consider a finding of conformity with the General Plan for said potential Project Site, more particularly described as, APN: 649-071-008 THROUGH 021 AND 029; 649-090-001 THROUGH 009; AND 649-141-001 WHEREAS, the Planning Commission did make the following findings of conformity with respect to the proposed project: The proposed acquisition is in conformance with the La Quinta General Plan, as follows: 1. LAND USE ELEMENT: The recently adopted General Plan Land Use Element designates the properties as Low Density Residential (LDR), up to four dwelling units per acre. The Element indicates the need to maintain compatible high quality land uses. The widening of Jefferson Street will not alter the surrounding land use designations, and is consistent with the Element. 2. CIRCULATION ELEMENT: This Element designates Jefferson Street as a Major Arterial Road with a 120 foot width right-of-way. This project will allow the street to be expanded to comply with this Element. 3. OPEN SPACE ELEMENT: No key planning issues or policies are identified. 4. PARK AND RECREATION ELEMENT: No key planning issues or policies are identified. Planning Commission Resolution 2003- Jefferson Street Widening - General Plan Conformity Finding Adopted: August 12, 2003 Page 2 5. ENVIRONMENTAL CONSERVATION ELEMENT: No key planning issues or policies are identified. 6. NATURAL RESOURCES: This Element provides several policies and programs designed to protect and preserve the unique and/or valuable resources, including biologic resources. The properties at issue are disturbed. To the extent applicable, this project will be subject to the requirements of the Coachella Valley Fringe -Toed Lizard Fee Mitigation Program and other applicable mitigation measures. 7. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT: No key planning issues or policies are identified. 8. ENVIRONMENTAL HAZARDS ELEMENT: This Element indicates that the site is within an area that is susceptible to wind-blown sand, collapsible soils, potential liquefaction hazard, and seismically induced settlement. If the properties are acquired, the widening of Jefferson Street will meet all applicable engineering requirements, and the street and landscape improvements will reduce the potential for blowsand in the vicinity of the subject property. 9. CULTURAL RESOURCES ELEMENT: No key planning issues or policies are identified. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby adopt this finding of conformity for the reasons set forth in this Resolution, and as shown on the Map attached hereto as Exhibit "A". PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of August, 2003, by the following vote to wit: AYES: 7156114 F`AOscar\Resolutions\reso jefferson st.doc Planning Commission Resolution 2003- Jefferson Street Widening - General Plan Conformity Finding Adopted: August 12, 2003 Page 3 ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Oscar\Resolutions\reso jefferson st.doc EXHIBIT "A" ;a ,wpmr-46 M I N X, I