2003 07 08 PC�A
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
JULY 8, 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 2003-045
Beginning Minute Motion 2003-010
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. ELECTIONS:
A. Election of Chairman
B. Election of Vice Chairman
V. CONSENT CALENDAR
A. Approval of the Minutes of the regular meeting of June 24, 2003.
B. Department Report
PC/AGENDA
VI. PRESENTATIONS:
A. Presentation of Resolutions of Recognition
VII. PUBLIC HEARING:
A. Item ................. CONTINUED - SITE DEVELOPMENT PERMIT 2003-
773
Applicant .......... California Cove Communities
Location ........... Northeast corner of Madison Street and Airport
Boulevard, within the Greg Norman golf course
development.
Request ............ Consideration of architectural plans for three new
single family prototype residential units with two
different elevations for each unit.
Action .............. Request to continue to July 22, 2003
B. Item ................. ENVIRONMENTAL ASSESSMENT 2003-476, SITE
DEVELOPMENT PERMIT 2003-772 (CIP 2000-06)
Applicant .......... City of La Quinta
Location ........... 78-275 Calle Tampico within the La Quinta Civic
Center Complex
Request ............ Recommendation for certification of a Mitigated
Negative Declaration of environmental impact and
consideration of the design for the construction of
the City's Municipal Library
Action .............. Resolution 2003- and Resolution 2003-
C. Item ................. SITE DEVELOPMENT PERMIT 2003-774
Applicant .......... Michael Shovlin for Thai Smile
Location ........... 78-902 Highway 1 1 1, within the One Eleven La
Quinta Shopping Center
Request ............ Consideration of development plans for a one story
commercial 5,306 square foot building on 0.66
acres
Action .............. Resolution 2003-
D. Item ................. ENVIRONMENTAL ASSESSMENT 2002-465 AND
TENTATIVE TRACT MAP 30135
Applicant ......... Dan Jewitt
Location ........... 80-600 Avenue 52
Request ........... Certification of a Mitigated Negative Declaration of
environmental impact and the subdivision of
approximately 14.69 acres into 47 single family
and other common lots
Action ............. Resolution 2003- and Resolution 2003-
PC/AGENDA
E. Item ................. TENTATIVE TRACT MAP 29053, EXTENSION #3
Applicant .......... Trans West Housing, Inc.
Location ........... Northwest of the intersection of Jefferson Street
and Avenue 50
Request ............ Consideration of a third one year extension of time
for a tentative tract map which creates 103 single
family lots on 33 + acres
Action .............. Resolution 2003-
F. Item .................
CONDITIONAL USE PERMIT 2002-073 AND SITE
DEVELOPMENT PERMIT 2003-477
Applicant ..........
St. Francis of Assisi Catholic Church
Location ...........
46-895 Highland Palms Drive
Request ............
Consideration of a request to approve development
plans for a 3,912 square foot youth center
Action ..............
Resolution 2003- , Resolution 2003-
G. Item ................. PLOT PLAN 83-001
Applicant .......... KSL Development Corporation
Location ........... 78-501 Avenida Ultimo
Request ............ Review and clarify the allowed use of the property
Action .............. Provide staff with direction
H. Item ................. CONTINUED - ZONING ORDINANCE AMENDMENT
2003-076
Applicant .......... City of La Quinta
Location ........... City-wide
Request ............ Consideration of an amendment to the Zoning Code
relating to Front and Side Yard Setbacks and Lot
Sizes:
Sections 9.30.020, .030, .040, .050, .060,.070 - Residential
Districts
Section 9.50.070.13 - Residential Development Standards
Section 9.60.060.E - 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
Action .............. Continue to July 24, 2003
VIII. BUSINESS ITEMS: None
IX. CORRESPONDENCE AND WRITTEN MATERIAL: None
PC/AGENDA
X. COMMISSIONER ITEMS:
A. Discussion of August Planning Commission meetings
B. Report on the City Council meeting of July 1, 2003 and reassignment
of Commissioner attendance at City Council meetings.
XI. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on July 29, 2003, at 7:00 p.m.
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
June 24, 2003
I. 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 Butler who lead the flag salute.
B. Present: Commissioners Jacques Abels, Tom Kirk, Steve Robbins, Robert
Tyler and Chairman Butler.
C. Staff present: Community Development Director Jerry Herman, Assistant
City Attorney Michael Houston, Planning Manager Oscar Orci, Assistant
City Engineer Steve Speer, Associate Planner Wallace Nesbit, and
Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
W. CONSENT ITEMS:
1. Chairman Butler asked if there were any corrections to the Minutes of
June 10, 2003. There being no corrections, it was moved and seconded
by Commissioners Abels/Robbins to approve the minutes as submitted.
Unanimously approved.
2. Department Report: None
V. PRESENTATIONS: None
VI. PUBLIC HEARINGS: None
A. Continued — Environmental Assessment 2002-462, Specific Plan
2002-062 and Site Development 2002-754; a request of Marinita
Development Company for: 1) Certification of a Mitigated Negative
Declaration; 2) review of development principles and design
guidelines for a 50,000 square foot market, 23,000 square foot
drug and retail store, and 20,970 square feet of retail shops.
Planning Commission Minutes
June 24, 2003
1. Planning Manager Oscar
applicant had requested
September 9, 2003.
Orci informed the Commission the
a continuance to the meeting of
2. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abets to continue the project to September 9,
2003. Unanimously approved.
B. 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 a continuance to the meeting of July 8,
2003.
2. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abels to continue the project to July 8, 2003.
Unanimously approved.
C. Site Development Permit 2003-725, Amendment #1; a request of Vons,
a Safeway Co. for consideration of a waiver of the requirement to install
a bus shelter on the south side of Highway 1 1 1 for the Plaza La Quinta
Shopping Center as required by Condition #12 of Planning Commission
Resolution 2003-022 for the property located at the southwest corner of
Washington Street and Highway 1 1 1 within Plaza La Quinta.
1. Chairman Butler 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 Butler asked if there were any questions of staff.
Commissioner Kirk asked when Highway 1 1 1 would be built out to
its ultimate right of way. Staff stated it will not be widened on
that side.
3. Commissioner Robbins asked how anything could be widened as it
appears to be at its ultimate width. Staff stated Caltrans
recognized the existing constraints so they chose to build the
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Planning Commission Minutes
June 24, 2003
street on the north side. The street is not six lanes in Indian
Wells so this was a natural transition.
4. Commissioner Tyler asked how often, or important, this bus
shelter was. Staff stated Sunline indicated it was an important
stop. Commissioner Tyler asked if the existing shelter would
remain. Staff stated yes.
5. Commissioner Kirk asked if there was any latitude to have them
replace it with the new bus shelter and not construct the turnout.
Staff stated Caltrans was requiring the street improvements and it
is a State Highway which they have jurisdiction over. Community
Development Director stated the City may at some time pay for
the turn out, but not at this time.
6. There being no further questions of staff, and the applicant not
being present, Chairman Butler closed the public participation
portion of the hearing and opened the matter up for Commission
discussion.
7. Commissioner Kirk stated he would prefer a letter be sent to
Caltrans stating the City does not want to construct the turnout,
but wants the new shelter and if they will not allow it without a
turnout, the applicant shall put the money into a fund for a future
installation.
8. There being no further discussion, it was moved and seconded by
Commissioners Abels/Tyler to adopt Planning Commission
Resolution 2003-041 approving Site Development Permit 2003-
725, Amendment #1. Motion withdrawn
9. It was moved and seconded by Commissioner Kirk/Abets to adopt
Planning Commission Resolution 2003-041 approving Site
Development Permit 2003-725, Amendment #1, as amended:
a. Conditions #12: Applicant shall work with staff to inquire
from Caltrans if the construction of a turnout pocket is
required to replace the existing bus shelter with a City
approved bus shelter. Should Caltrans not require
construction of a turnout pocket, the applicant shall replace
the existing bus shelter with a City approved bus shelter, in
accordance with all applicable requirements. Should
Caltrans require construction of the turnout pocket, the
applicant shall give the City Twenty -Three Thousand Dollars
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Planning Commission Minutes
June 24, 2003
($23,000), or the actual costs of constructing a future new
bus shelter. This shall be completed within 90-day of this
approval.
ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and
Chairman Butler. NOES: None. ABSENT: None. ABSTAIN:
None.
D. Site Development Permit 2002-771; a request of Larry Andrews for
consideration of development plans for construction of a 11,200 square
foot commercial office building in an approved commercial office complex
located on the east side of Washington Street, southeast of Avenue 47.
1. Chairman Butler 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 Butler asked if there were any questions of staff.
Commissioner Tyler asked how the requirement for the building to
be sprinklered is handled when the buildings are split. Staff stated
both buildings will be required to be sprinklered per the Fire
Department. Commissioner Tyler asked about the parking
requirements. Staff stated the parking is adequate per the Specific
Plan.
3. There being no further questions of staff, Chairman Butler asked if
the applicant would like to address the Commission. Mr. Dave
Prest, representing the applicant, stated both buildings would be
sprinklered.
4. There being no questions of the applicant and no other public
participation, Chairman Butler closed the public participation
portion of the hearing and opened the matter up for Commission
discussion.
5. There being no further discussion, it was moved and seconded by
Commissioners Abels/Tyler to adopt Planning Commission
Resolution 2003-042, approving Site Development Permit 2003-
771, as amend:
a. Condition added: Both buildings would be required to have
sprinklers.
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Planning Commission Minutes
June 24, 2003
ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and
Chairman Butler. NOES: None. ABSENT: None. ABSTAIN:
None.
E. Conditional Use Permit 2003-076 and Tentative Parcel Map 31253; a
request of Winchester Development for consideration of a request to
allow development within the Hillside Conservation District and approval
of a division of 20 acres into two residential lots for the property located
west of Jefferson Street, south of Quarry Lane.
1. Chairman Butler opened the public hearing and asked for the staff
report. Community Development Director Jerry Herman presented
the information contained in the staff report, a copy of which is on
file in the Community Development Department.
2. Chairman Butler asked if there were any questions of staff.
3. There being no further questions of staff, Chairman Butler asked if
the applicant would like to address the Commission. Mr. John
Shaw, representing the applicant, gave a presentation on the
project and stated he was available to answer any questions.
4. There being no questions of the applicant, and no other public
comment, Chairman Butler asked if there was any other public
comment on this project.
5. There being no other public participation, Chairman Butler closed
the public participation portion of the hearing and opened the
matter up for Commission discussion.
6. Commissioner Robbins complimented the applicant on the proposal
and as the project is in compliance with the Hillside Ordinance, he
supports the project.
7. Commissioner Kirk stated he too was concerned about the original
parcel application, but was very much in favor of the redesign.
8. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Kirk to adopt Planning Commission
Resolution 2003-043, approving Conditional Use Permit 2003-
076, as recommended.
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Planning Commission Minutes
June 24, 2003
ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and
Chairman Butler. NOES: None. ABSENT: None. ABSTAIN:
None.
9. It was moved and seconded by Commissioners Kirk/Robbins to
adopt Planning Commission Resolution 2003-044, recommending
approval of Tentative Parcel Map 31253, as amended:
a. Condition #46: Changed to "length may be 20 feet wide".
b. Condition #47-50: Deleted
C. Condition #59: Amended to read, "The driveway
easement..."
d. Condition #63: Deleted
ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and
Chairman Butler. NOES: None. ABSENT: None. ABSTAIN:
None.
F. 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. It was moved and seconded by Chairman Butler/Commissioner
Robbins to continue discussion of Zoning Code Amendment 2003-
076 to Planning Commission meeting of July 8, 2003.
Unanimously approved.
VII. BUSINESS ITEMS:
A. Review and Clarify the use of banners and flags, including the American
Flag, for temporary advertising considerations; a request of Bart Rinker
for the property located at 47-120 Dune Palms Road.
1. Chairman Butler 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.
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Planning Commission Minutes
June 24, 2003
2. Chairman Butler asked if there were any questions of staff.
Chairman Butler asked if the applicant was aware that the Flag had
to be lighted at night, or taken down. Staff stated they did inform
the applicant of regulations governing the flying of a U.S. flag.
Chairman Butler asked if the applicant had been notified that the
leasing banners being used by the applicant are in violation. Staff
stated yes.
3. Commissioner Robbins asked how subdivisions are able to use the
flags. Staff stated a model home complex is allowed a certain
number of flags, but commercial projects do not have a provision
in the Code.
4. Commissioner Tyler stated he did not find the four flags referred to
in the staff report when he viewed the site. Staff stated the east
side did have a flag.
5. Chairman Butler asked if the applicant would like to address the
Commission. Mr. Bart Rinker, the applicant, stated his request
was to have the project up and filled with revenue generating
tenants. They are trying to gain as much visibility as possible.
The building is tucked back off the main thoroughfare and this is
an attempt to gain interest in the building.
6. Chairman Butler stated this is a unique request for businesses that
are set back off of along Highway 1 11. It is a concern of the
property owners, but he cannot make any correlation between this
and the auto dealers.
7. Commissioner Kirk stated he believes it was a mistake to allow the
automalls the use of the banners. This is an example of how there
should not be regulations allowing banners. He is in favor of a
more rigorous enforcement of the sign regulations. He does have
empathy for this property owner, but at the same time they are
not paying the high prices for the Highway 111 frontage and
should adjust their marketing to accommodate it. He would not
agree with changing the Ordinance.
8. Commissioner Robbins stated he concurs with most of what
Commissioner Kirk has stated, but he does not want to restrict
anyone from being able to display of the American flag. However
there is a difference between a display and abuse of the flag.
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Planning Commission Minutes
June 24, 2003
9. Commissioner Tyler stated there are banners prevalent throughout
the City, regardless of what the Zoning Code states. He agrees
that the use of the American flag for advertising purposes should
not be permitted. He agrees there are issues that need to be
resolved. He does not believe the current banners are offensive.
He believes the City should do everything they can to help the
applicant get his business up and going. He would not support
Option 2 of the staff report.
10. Chairman Butler stated he believes this issue goes further than just
this applicant. There is a need for businesses that are set back off
of Highway 1 1 1 to gain some kind of recognition. Chairman Butler
asked if they have any signage along Highway 1 1 1. Mr. Rinker
stated there is a monument sign just past the gas station. They
could do something more tasteful without using the banners.
11. Commissioner Robbins asked if the spaces were leased as each
space would be allowed a sign over the doorway. He asked if it
was possible for them to come in with a sign program that
complies with the Sign Ordinance. Staff stated the Code allows
temporary banners for grand openings only. This applicant could
amend his Specific Plan to allow banners, or some other type of
advertising, but staff cannot allow additional banners, without
amending the Code. Staff would recommend this subject come
back to the Commission under a Zoning Code Amendment.
12. Chairman Butler asked if commercial businesses could have flags.
Staff stated as long as it does not advertise. City Attorney Kathy
Jenson read from the Code. The applicant stated that he would
need to amend his Specific Plan to allow the flags. Staff stated
there are several alternatives for the Commission to consider.
Discussion followed regarding alternatives.
13. Mr. Rinker stated he could come back with an amendment to his
Specific Plan. He asked that he be allowed to have the temporary
banners until this is resolved. City Attorney Kathy Jenson stated
the Planning Commission does not have the authority to suspend
any Code violations. Mr. Rinker stated he agrees, but the fact
remains there is no parity with the commercial lands. Auto dealers
go way beyond what is allowed and yet he is not allowed any
leverage.
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Planning Commission Minutes
June 24, 2003
14. Commissioner Tyler asked that since this site has been divided,
who controls the site. Staff stated any of the property owners
can submit an application to amend the Specific Plan.
15. Staff was directed to agendize this item for a future meeting.
Vill. CORRESPONDENCE AND WRITTEN MATERIAL: None.
IX. COMMISSIONER ITEMS:
1. Commissioners expressed their appreciation of Chairman Butler and
Commissioner Robbins for their participation on the Commission and
wished them well as they leave the Commission.
2. Commissioner Robbins expressed his appreciation of having been able to
serve on the Commission.
3. Chairman Butler thanked the Commission and staff for their assistance
and pleasure he has had serving on the Commission.
4. Commissioner Kirk stated he appreciates the appreciation their has been
for each other as the City has experienced growth.
5. Community Development Director Jerry Herman thanked the
Commissioners for their time and involvement in the City. It has been a
joy to serve with them.
6. Commissioner Abels gave a report of the City Council meeting of June
17, 2003.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Abels/Robbins to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on July 8, 2003, at 7:00 p.m. This
meeting of the Planning Commission was adjourned at 8:16 p.m. on June 24, 2003.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
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PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2003
CASE NO: SITE DEVELOPMENT PERMIT 2003-773
APPLICANT: CALIFORNIA COVE COMMUNITIES
PROPERTY
OWNER: SWC NORMAN 39, LLC
REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR THREE NEW SINGLE-
FAMILY PROTOTYPE RESIDENTIAL UNITS WITH TWO DIFFERENT
FACADES FOR EACH PLAN WITHIN THE GREG NORMAN GOLF
COURSE DEVELOPMENT.
LOCATION: NORTHWEST CORNER OF MONROE AND AIRPORT BOULEVARD
WITHIN THE NORMAN COURSE
REQUEST FOR CONTINUANCE:
This item was continued from the June 24, 2003, meeting to this date at the request
of the applicant. The applicant has requested a second continuance to the meeting
of July 22, 2003. Attached is the letter for your review.
RECOMMENDATION:
Continue request to meeting of July 22, 2003.
Attachment:
1. Letter from California Cove Communities dated July 1, 2003
Prepared by:
Stan B. Sawa
Principal Planner
p:\stan\sdp 2003-773.wpd
THL . 1. 2003 3: 36PP1 I 0 F . .
Qa.U-fo.rni....a--.Q.o.-v.e�
July 1, 2003
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
RE: PLANNING COMMISSION MEETING
AGENDA FOR JULY 8, 2003
Site Development Permit 2003-733
Applicant: California Cove Communities, Inc.
Location: N/W Corner of Madison Street and Airport Boulevard
Request: Approval of Architectural Plans
To Whom It May Concern:
Please accept this letter as our request to remove Site Development Permit
2003-733, Approval of Architectural Plans for three prototype units within the
Greg Norman Course, from the Planning Commission's Agenda for the July 8,
2003 Meeting and continue this item to the following Planning Commission
Meeting scheduled for July 22, 2003.
Should you have any questions, please feel free to contact me at (949) 453-
1775, Ext. 162. Thank you, in advance, for your assistance in this matter.
Sincerely,
Carol S. Long
Vice President
W (-U1 -013 1� ---r --
PH #B
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2003
CASE NO.: ENVIRONMENTAL ASSESSMENT 2003-772 AND CAPITAL
IMPROVEMENT PROJECT 2000-06 (SDP 2003-772)
REQUEST: RECOMMENDATION TO THE CITY COUNCIL FOR CERTIFICATION
OF A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND CONSIDERATION OF THE
DESIGN FOR THE CITY'S MUNICIPAL LIBRARY (CIP 2000-06)
LOCATION: 78-275 CALLE TAMPICO (LA QUINTA CIVIC CENTER COMPLEX)
APPLICANT: CITY OF LA QUINTA
ENVIRONMENTAL
CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT (EA 2003-772) WAS
PREPARED FOR THE PROPOSED APPLICATION IN COMPLIANCE
WITH THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE
COMMUNITY DEVELOPMENT DEPARTMENT HAS
RECOMMENDED ADOPTION OF A MITIGATED NEGATIVE
DECLARATION.
GENERAL PLAN/
ZONING
DESIGNATIONS: MAJOR COMMUNITY FACILITIES
BACKGROUND:
Site Background
The project site is located within the La Quinta civic center complex, north of the
senior center and west of City Hall. Mass grading has been completed and the parking
lot has been constructed as part of the civic center complex improvements.
Project Request
In addition to the Environmental Assessment, the proposed project involves the
review of the design and site planning for the new proposed La Quinta Library. The
library project is a programmed Capital Improvement Project, and has been planned
for some time.
P:\Oscar\LQ Library\pc rpt.doc
On November 6, 2001 the City Council approved planning and design services for the
La Quinta Library. The City Council has approved the design concept at its study
session on February 19, 2002. This application represents the results of the design
effort.
Project Description
The City is proposing a 20,000 square foot building shell of which 10,000 square feet
will be used for the library. The balance of the interior space will be used for other
civic uses until the funds are acquired to expand the library to the full 20,000 square
feet.
The roof lines of the main library space and the central octagonal are consistent with
the scale of the City Hall and Senior Center. Site design include an entry plaza,
adjacent to the parking area, a new walled courtyard north of the community room,
and a linear trellis along the west elevation of the library that connects the entry plaza
to the separate entry for the community room and technical services area. The wall
enclosing the community room courtyard also functions as signage, identifying the
library to vehicular and pedestrian traffic on Calle Tampico. Additional low planter
walls, similar to those at the City Hall, have also been incorporated to enhance the
connection between building and site. A covered arcade is located on the west
elevation, to provide a shaded transition zone between the entry plaza and the actual
front door of the library. Architectural plans are attached (Attachment 1).
The library's exterior materials and colors are compatible with those employed on the
City Hall and consist primarily of stucco plaster walls, terra cotta tile roof, decorative
tile accents, and metal trellises and trim. Details of the materials palette are illustrated
on the finish presentation boards, which will be presented at the meeting.
The landscaping design shall be consistent with and connect the Civic Center Campus
to the library site, by means of paving materials, low garden walls, and planting.
Architecture and Landscaping Review Committee(ALRC):
The ALRC reviewed the proposed landscaping and building elevations at their meeting
of June 4, 2002, and recommended approval subject to conditions.
Public Notice
This application was advertised in the Desert Sun newspaper on June 19, 2003. All
property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the Zoning Ordinance of the La Quinta Municipal Code.
Public Agency Review
All written comments received are on file with the Community Development
Department. All applicable agency comments received have been made part of the
Conditions of Approval for this case.
STATEMENT OF MANDATORY FINDINGS:
The findings necessary to recommend approval of the Capital Improvement Project can
be made, as noted in the attached resolutions.
CONCLUSION:
The Capital Improvement Project, as conditioned, represents an appropriate use of the
parcel on which they are proposed. The fire station, as conditioned, is compatible with
surrounding development in the immediate area, and in conformance with City
requirements. Findings for a recommendation for approval, as noted in the attached
Resolutions, can be made.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2003- recommending to the City
Council Certification of a Mitigated Negative Declaration of environmental
impact for Environmental Assessment 2003-772.
2. Adopt Planning Commission Resolution 2003_, recommending to the City
Council approval of the design for the construction of the City's Municipal
Library (CIP2000-06).
Attachments:
1. Architectural Plans
Prepared by:
Oscar W. Orci, Planning Manager
PLANNING COMMISSION RESOLUTION 2003
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 2003-772
PREPARED FOR CAPITAL IMPROVEMENT PROJECT
2000-06
ENVIRONMENTAL ASSESSMENT 2003-772
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 8th day of June 2003 hold a duly noticed Public Hearing to
consider Environmental Assessment 2003-772 for Capital Improvement Project
2000-06, located La Quinta Civic Center, more particularly described as:
APN 770-130-001 - 78-275 Calle Tampico
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in
that the Community Development Department has prepared an Initial Study (EA
2003-772) and has determined that although the proposed Capital Improvement
Project 2000-06 could have a significant adverse impact on the environment, there
would not be a significant effect in this case because appropriate mitigation
measures were made a part of the assessment and included in the conditions of
approval and a Mitigated Negative Declaration of Environmental Impact should be
filed; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify recommending certification
of said Environmental Assessment:
1. The proposed Capital Improvement Project 2000-06 will not be detrimental
to the health, safety, or general welfare of the community, either indirectly,
or directly, in that no significant unmitigated impacts were identified by
Environmental Assessment 2003-772.
2. The proposed Capital Improvement Project 2000-06 will not have the
potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife population to drop below self sustaining levels,
Planning Commission Resolution 2003-
Environmental Assessment 2003-772
La Quinta Municipal Library
Adopted: July 8, 2003
threaten to eliminate a plant or animal community, reduce the number or
restrict the range of rare or endangered plants or animals or eliminate
important examples of the major periods of California history or prehistory.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which
the wildlife depends.
4. The proposed Capital Improvement Project 2000-06 does not have the
potential to achieve short-term environmental goals, to the disadvantage of
long-term environmental goals, as no significant effects on environmental
factors have been identified by the Environmental Assessment.
5. The proposed Capital Improvement Project 2000-06 will not result in impacts
which are individually limited or cumulatively considerable when considering
planned or proposed development in the immediate vicinity, as development
patterns in the area will not be significantly affected by the proposed project.
6. The proposed Capital Improvement Project 2000-06 will not have
environmental effects that will adversely affect the human population, either
directly or indirectly, as no significant impacts have been identified which
would affect human health, risk potential or public services.
7. There is no substantial evidence in light of the entire record that the project
may have a significant effect on the environment.
8. The Planning Commission has considered the Environmental Assessment
2003-772 and the Environmental Assessment reflects the independent
judgment of the City.
9. The City has on the basis of substantial evidence, rebutted the presumption
of adverse effect set forth in 14 CAL Code Regulations 753.5(d).
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
Planning Commission Resolution 2003-
Environmental Assessment 2003-772
La Quinta Municipal Library
Adopted: July 8, 2003
1. That the above recitations are true and correct and constitute the findings of
the Planning Commission for this Environmental Assessment.
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2003-772 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and
Addendum on file in the Community Development Department.
3. That Environmental Assessment 2003-772 reflects the independent
judgment of the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 8th day of July 2003, by the following
vote, to wit:
AYES:
NOES:
ASSENT:
ABSTAIN:
Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
Environmental Checklist Form
1. Project Title: Site Development Permit 2003-772, City of La Quinta
Library
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Oscar Orci, 760-777-7125
4. Project Location: 78-275 Calle Tampico -- Civic Center Campus
APN: 770-130-001
5. Project Sponsor's Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
6. General Plan Designation: Major Community Facility
7. Zoning: Major Community Facility
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
Site Development Permit to allow the construction of a 20,000 square foot
building to contain a 10,000 square foot library and a 10,000 square foot
finished space. The portion of the building not used for the library at this
time will be used for other civic uses, until such time as the library is
expanded to its buildout of 20,000 square feet, funding permitting.
The building site is located on the existing Civic Center complex, immediately
north of the Senior Center, to Calle Tampico.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: Calle Tampico, Neighborhood Commercial development
South: Senior Center
West: Existing Parking lot, part of Civic Center complex
East: Existing City Park, City Hall
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
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1
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages.
Aesthetics
Agriculture Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous
Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation/Traffic
Utilities and Service Systems
Mandatory Findings
Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared
n
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will
be prepared.
r
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
IS
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
r �
June 11, 2003
:%signature Date
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2
Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers
that are adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately supported
if the reference information sources show that the impact simply does not apply to
projects like the one involved (e.g. the project falls outside a fault rupture zone). A
"No Impact" answer should be explained where it is based on project -specific factors
as well as general standards (e.g. the project will not expose sensitive receptors to
pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -
site as well as on- site, cumulative as well as project -level, indirect as well as direct,
and construction as well as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial
evidence that an effect is significant. If there are one or more "Potentially Significant
Impact" entries when the determination is made, an EIR is required.
4.) "Negative Declaration: Potentially Significant Unless Mitigation
Incorporated" applies where the incorporation of mitigation measures has reduced an
effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead
agency must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level (mitigation measures from Section XVIII, "Earlier
Analysis," may be cross-referenced).
5) Earlier analysis may be used where, pursuant to the tiering, program EIR,
or other CEQA process, an effect has been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). Earlier analysis are discussed in Section
XVIII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references
to information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and
other sources used or individuals contacted should be cited in the discussion.
8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question;
and
b) the mitigation measure identified, if any, to reduce the impact to less
than significance
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3
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista?
(General Plan Exhibit 3.6)
b) Damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a state
scenic highway? (Aerial photograph)
c) Substantially degrade the existing visual character or
quality of the site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
(Application materials)
AGRICULTURAL RESOURCES:. In determining whether
impacts to agricultural resources are significant environmental
effects, lead agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model prepared by the
California Dept. Of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use?
(General Plan EIR p. III-21 ff.)
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Zoning Map, Property Owner)
c) Involve other changes in the existing environment which,
due to their location or nature, could individually or
cumulatively result in
loss of Farmland, to nonagricultural use? (No ag. land in
proximity to project site)
AIR QUALITY: Where available, the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
Air Quality Attainment Plan or Congestion Management Plan?
(SCAQMD CEQA Handbook)
b) Violate any stationary source air quality standard or
contribute to an existing or projected air quality violation?
(SCAQMD CEQA Handbook)
c1 Result in a net increase of any criteria pollutant for which
the project region is non -attainment under an applicable
federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for
ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM1O
Plan for the Coachella Valley)
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
X
X
X
►Ll
91
K4
X
X
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4
d) Expose sensitive receptors to substantial pollutant
concentrations?
(Project Description, Aerial Photo, site inspection)
e) Create objectionable odors affecting a substantial number
of people? (Project Description, Aerial Photo, site inspection)
IV. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? (General Plan Biological Resources Element, all
exhibits)
b) Have a substantial adverse impact on any riparian habitat
or other sensitive natural community identified in local or
regional plans,
policies, regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service? (General Plan
Biological Resources Element, all exhibits)
c) Adversely impact federally protected wetlands (including,
but not limited to, marsh, vernal pool, coastal, etc.) Either
individually or in
combination with the known or probable impacts of other
activities through direct removal, filling, hydrological
interruption, or other means? (General Plan Biological
Resources Element, all exhibits)
d) Interfere substantially with the movement of any resident
or migratory fish or wildlife species or with established
resident or migratory wildlife corridors, or impede the use of
wildlife nursery sites? (General Plan Biological Resources
Element, all exhibits)
e) Conflict with any local policies or ordinances protecting
biological resources such as a tree preservation policy or
ordinance? (General Plan Biological Resources Element, all
exhibits)
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Conservation Community Plan, or
other approved local, regional, or state habitat conservation
plan? (Master Environmental Assessment, p. 73 ff.)
V. CULTURAL RESOURCES: Would the project:
a) Cause a substantial adverse change in the significance of a
historical resource which is either listed or eligible for listing
on the National Register of Historic Places, the California
Register of Historic Resources, or a local register of historic
resources? (General Plan Cultural Resources Exhibit, EA 87-
073)
X
S1
X
X
X
X
X
X
X
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5
b) Cause a substantial adverse change in the significance of a
unique archaeological resources (i.e., an artifact, object, or
site about which it can be clearly demonstrated that, without
merely adding to the current body of knowledge, there is a
high probability that it contains information needed to answer
important scientific research questions, has a special and
particular quality such as being the oldest or best available
example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event
or person)? (General Plan Cultural Resources Exhibit, EA 87-
073)
c) Disturb or destroy a unique paleontological resource or site?
(Master Environmental Assessment Exhibit 5.9)
d) Disturb any human remains, including those interred
outside of formal cemeteries? (General Plan Cultural
Resources Exhibit, EA 87-073)
VI. GEOLOGY AND SOILS: Would the project:
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (MEA Exhibit 6.2)
iii) Seismic -related ground failure, including liquefaction?
(Geotechnical letter Report, Earth Systems Southwest, May
2003)
iv) Landslides? (General Plan Exhibit 8.3)
b) Result in substantial soil erosion or the loss of topsoil?
(General Plan Exhibit 8.4)
c) Be located on a geological unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off -sate landslides, lateral spreading,
subsidence, liquefaction or collapse? (General Plan Exhibit
8.1)
d) Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial risks
to life or property? (General Plan Exhibit 8.1)
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal system where
sewers are not available for the disposal of waste water?
(General Plan Exhibit 8.1)
►2
9
X
X
X
X
X
X
X
X
X
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6
VII. HAZARDS AND HAZARDOUS MATERIALS: Would the
project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials? (Application materials)
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the likely release of hazardous materials into the
environment? (Application materials)
c) Reasonably be anticipated to emit hazardous materials,
substances, or waste within one -quarter mile of an existing or
proposed school? (Application materials)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment? (Riverside
County Hazardous Materials Listing)
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result
in a safety hazard for people residing or working in the project
area? (General Plan land use map)
f) For a project within the vicinity of a private airstrip; would
the project result in a safety hazard for people residing or
working in the project area? (General Plan land use map)
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan? (General Plan MEA p. 95 ff)
h) Expose people or structures to the risk of loss, injury or
death involving wildlands fires, including where wildlands are
adjacent to urbanized areas or where residences are
intermixed with wildlands? (General Plan land use map)
Vill. HYDROLOGY AND WATER QUALITY : Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? (General Plan EIR,
p. III-187 ff.)
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (i.e., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted? (General Plan EIR p. III-87 ff.)
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of
stream or river, in a manner which would result in substantial
erosion or siltation on- or off -site? (Project Preliminary Grading
Plan)
X
X
X
X
X
X
X
X
X
X
X
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7
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on -
or off -site? (Project Preliminary Grading Plan)
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
to control? (Project Preliminary Grading Plan)
f) Place housing within a 100-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map? (Master Environmental
Assessment Exhibit 6.6)
g) Place within a 100-year floodplain structures which would
impede or redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
IX. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Project
Description)
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purposes of avoiding or mitigating an environmental effect?
(General Plan p. 18 ff.)
c) Conflict with any applicable habitat conservation plan or
natural communities conservation plan? (Master Environmental
Assessment p. 74 ff.)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral
resource classified MRZ-2 by the State Geologist that would
be of value to the region and the residents of the state?
(Master Environmental Assessment p. 71 ff.)
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan? (Master
Environmental Assessment p. 71 ff.)
XI. NOISE: Would the project result in:
a) Exposure of persons to, or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
(General Plan p. 95)
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels? (Parking
lot-- no ground borne vibration)
c) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project? (General Plan EIR, p. III-144 ff.)
X
X
Kq
KI
X
X
X
X
P
KI
9
X
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E
XII.
XIII
d► For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project expose
people residing or working in the project area to excessive
noise levels? (General Plan land use map)
e) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive levels? (General Plan land use map)
POPULATION AND HOUSING: Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Application Materials)
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? (General Plan MEA, p. 57)
Police protection? (General Plan MEA, p. 57)
Schools? (General Plan MEA, p. 52 ff.)
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, p. 46 ff.)
XIV. RECREATION:
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational facilities
such that substantial physical deterioration of the facility
would occur or be accelerated? (Application Materials)
X
Q
X
X
fI
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9
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which X
might have an adverse physical effect on the environment?
(Application Materials)
KV. TRANSPORTATION/TRAFFIC: Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)? (General Plan EIR, p. III-29 ff.)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(General Plan EIR, p. III-29 ff.)
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks? (No air traffic involved in project)
d) Substantially increase hazards to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)? (Project Site Plan)
e) Result in inadequate emergency access? (Project Site Plan)
f) Result in inadequate parking capacity? (Project Site Plan)
g) Conflict with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racks)? (Project
Description)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects? (General Plan MEA, p. 58 ff.)
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects? (General Plan MEA, p. 58 ff.)
d) Are sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed? (General Plan MEA, p. 58 ff.)
e) Has the wastewater treatment provider which serves or
may serve the project determined that it has adequate
capacity to serve the project's projected demand in addition
to the provider's existing commitments? (General Plan MEA,
P. 58 ff.)
X
X
X
X
X
X
X
X
X
►Ll
II
9
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10
f) Is the project served by a landfill with sufficient permitted X
capacity to accommodate the project's solid waste disposal
needs? (General Plan MEA, p. 58 ff.)
XVI1. MANDATORY FINDINGS OF SIGNIFICANCE:
a► Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-term,
to the disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current project, and the
effects of probable future projects)?
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
XVIII. EARLIER ANALYSIS.
f3
X
iI
X
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
Environmental Assessment 1987-073, prepared for the Civic Center Master Plan, was used in this
analysis.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and
state whether such effects were addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the
extent to which they address site -specific conditions for the project.
See attached Addendum.
':\Oscar\LQ Library\EA Chklst476.wpd
11
SOURCES:
faster Environmental Assessment, City of La Quinta General Plan 2002.
ieneral Plan, City of La Quinta, 2002.
,eneral Plan EIR, City of La Quinta, 2002.
,CAQMD CEQA Handbook.
;ity of La Quinta Municipal Code
:nvironmental Assessment 1987-073
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12
Addendum for Environmental Assessment 2003-476
a)-d)
The proposed library building will result in the construction of a quasi -public
building similar in style and architecture to those which already surround it,
including the Senior Center and City Hall. The maximum structure height will be
about 36 feet, for the central tower feature. The bulk of the structure will be
under 30 feet in height. The project is not located on an Image Corridor, and as
a single story structure will not have a significant impact on scenic vistas.
Impacts to aesthetics are expected to be less than significant.
II. a)-c)
The property is not in agriculture, nor is it surrounded or near agricultural
land uses. The site is in the traditional "village" of La Quinta, an area in urban
use for many years. There are no Williamson Act contracts on the property.
III. a),b) & d)
The proposed library has been previously analyzed in the EA of 1987, and in
the General Plan EIR in 2002. The construction of a 20,000 square foot
building, and its associated air quality impacts, will have no significant
impacts on existing plans, nor would it violate stationary source standards.
No sensitive receptors are located adjacent to the project site. The library will
not generate concentrations of pollutants. The primary source of pollutants
resulting from construction of the library are those associated with vehicular
trips. The library can be expected to generate about 540 daily trips within its
10,000 square foot envelope, and 1,080 daily trips once built out'. For
purposes of this analysis, the buildout trip generation was used to determine
potential impacts. The pollutants which could be generated by the proposed
project at buildout are shown in the table below.
Running Exhaust Emissions
(pounds/day)
P P 'P
CO R N E B T
40 mph 44.0 2.10 6.48 -- 0.19 0.19
6
Daily
Threshold * 7 1 $50 0
Based on 1,080 trips/day and average trip length of 8 miles, using EMFAC7G
Model provided by California Air Resources Board. Assumes catalytic light autos
at 75'F, year 2005. * Operational thresholds provided by SCAQMD for
assistance in determining the significance of a project and the need for an EIR.
P:\Oscar\LQ Library\EAAddendum476.wpd
The impacts to air quality standards or existing plans is expected to be less than
significant.
III.c1 The construction of the library will result in the creation of dust during
construction operations. The Coachella Valley is a severe non -attainment area
for PM10 (particulate matter of 10 microns or smaller).
The proposed project would result in the precise grading of about one acre of
land. The rough grading has been done on the site, as part of the overall grading
undertaken for the Civic Center. This has the potential to generate 26.4 pounds
per day in fugitive dust during the grading of the site. Grading is expected to
require less than one week. The contractor will be required to submit a PM10
Management Plan prior to initiation of any earth moving activity, which will
address the measures to be taken during the grading process, which may
include the following:
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM-1 Further Control of Emissions from Construction Activities:
Watering, chemical stabilization, wind fencing, revegetation,
track -out control
BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind
fencing, access restriction, revegetation
BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4 Paved Road Dust: Minimal track -out, stabilization of
unpaved road shoulders, clean streets maintenance
In order to assure that surrounding development is not impacted significantly
during grading activities at the site, the following mitigation measures shall be
implemented.
1. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
2. Existing power sources should be utilized where feasible via temporary
power poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit
opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
P:\Oscar\LQ Library\EAAddendum476.wpd
6. Watering of the site or other soil stabilization method shall be employed
on an on -going basis after the initiation of any grading activity on the
site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
7. Landscaping surrounding the building shall be installed as quickly as
possible following project construction.
8. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
9. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour
10. The project proponent shall conform to the notification standards
included in the 2002 SIP for PM10 in the Coachella Valley.
Ill. e) The construction and operation of the proposed project will not generate any
objectionable odors.
IV) a)-f)
The project site has been previously graded, and contains little if any native
vegetation. Further, the site is isolated, and surrounded on all sides by other
developments or by previously graded lands. No significant biological resources
are expected to occur on the site, nor is any significant habitat in existence
there. The impacts associated with biological resources are expected to be
negligible.
V. a)-d)
As previously stated, the site has been mass graded. The 1987 Environmental
Assessment required that the City bring in a monitor, should resources be found
during this process. No resources were identified, and no monitor employed.
Conditions relating to archaeological resources have not changed since the
preparation of the original Environmental Assessment, so no further impact is
expected to result from construction of the library. Impacts associated with
cultural resources are expected to be negligible.
VI. a) i)-iv)
The library site occurs in a Zone III groundshaking zone. The property, as with
the rest of the City, will be subject to significant ground movement in the event
of a major earthquake. The City Engineer will require the preparation of site -
specific geotechnical analysis in conjunction with the submittal of grading plans
for the proposed library. This requirement will ensure that impacts from ground
shaking are reduced to a less than significant level.
P:\Oscar\LQ Library\EAAddendum476.wpd
VI. b) The site is not located in an area of the City subject to high winds. As such, the
primary hazard associated with soil erosion will be due to rain, rather than wind.
The City Engineer will require the implementation of NPDES standards to
prevent water erosion during construction. These standards will serve to reduce
potential impacts to a less than significant level.
VI. c)-e)
The soils on the site are not expansive, and will support the development
proposed. The soils in the area can be collapsible, as is common in this area of
the City. The City Engineer will require the preparation of a site specific
geotechnical analysis prior to the issuance of grading permits for the site, which
will establish the standards and construction techniques required for the site.
These standards will reduce the potential impacts associated with collapse to
a less than significant level.
VII. a)-h
The construction of the library will not generate hazardous materials, or a risk
of upset associated with those materials. No impact associated with hazardous
waste is expected as a result of the proposed project.
VIII. a) & b)
The construction of the library will not significantly impact water supply, nor
will it violate water or wastewater requirements. The library's primary use of
water will be in landscaping. The City's water efficient landscaping ordinance
will be implemented with this project, encouraging the use of drought tolerant
landscaping and low water usage methods.
VIII. c) & d)
The City will be required to contain drainage with the Civic Center site. The
City Engineer requires that all project retain the 100 year storm on -site. The
proposed project will be required to conform to this standard, which is expected
to lower potential impacts to a less than significant level.
VIII. e)-g)
The construction of the library will not have an impact on the City's storm
drainage system. The site is not located within a FEMA designated 100 year
storm area.
IX. a)-c)
The project will not divide an existing community. The library represents a
logical extension of community services within the Civic Center site. The site
is outside the boundaries of the Coachella Valley Fringe -toed Lizard Habitat
Conservation Plan fee area.
P:\Oscar\LQ Library\EAAddendum476.wpd
X.a) & b)
The project site occurs outside the MRZ-2 Zone, and is not expected to contain
resources.
Xl. a) & b)
The construction of the library will have no significant effect on the noise
environment. The project will not generate either excessive noise levels or
ground borne vibration.
XI. c) The construction of the library will generate noise from construction equipment
and activities. Existing homes occur to the south and west of the site but are
separated by roadways and intervening structures. The construction will be a
sufficient distance away that noise levels at the residential property lines should
be well below City maximum permitted standards.
XI. d) & e)
The project site is not within the vicinity of an airport or airstrip.
XII. a)-c)
The proposed library represents a municipal service to the existing population,
and is not expected to induce growth. No impacts are expected to population
and housing.
XIII. a)
Buildout of the library will have a less than significant impact on public services.
The library will be served by the County Sheriff and Fire Department, under City
contract. The library is expected to generate very little need for police or fire
services, and will have no impact on schools or parks.
XIV. a) & b)
Recreational facilities in the City will not be impacted by the addition of the
library structure.
XV. a) & b)
The proposed library will generate approximately 1,080 trips on a daily basis at
buildout. The development of the site is a continuation of the structures
envisioned in the Civic Center Master Plan, which was previously analyzed in
the 1987 Environmental Assessment. Further, the proposed "Major Community
Facilities" land use designation on the property was analyzed and incorporated
into the 2002 General Plan EIR. The impacts associated with traffic generation
at the site are therefore expected to be equivalent to those previously analyzed
in the General Plan EIR. The EIR found that in this portion of the City, levels of
service will remain at an acceptable level.
P:\Oscar\LQ Library\EAAddendum476.wpd
XV. c)-g)
The project will not impact air patterns. The design of the site does not create
any hazardous design features. The driveways have been previously established
through construction of the senior center, and access a central parking area,
which will meet City standards for library facilities. The proposed library will be
accessible through Sunline's service in the village area.
XVI. a)-f)
Utilities are available at the project site. The library will be a limited user of
utilities, and will be constructed using energy saving techniques and fixtures.
No significant impacts to utilities are expected as a result of the proposed
project.
XVII. a)
The proposed project has been previously graded, and contains no or little native
habitat, and has no potential to degrade natural communities or impact species
in the area.
XVII. b)
As a municipal facility, the library represents a long term beneficial goal for the
City.
XVII. c)
The impacts associated with the project are not cumulatively considerable. The
project is consistent with the provision of municipal services, and was
previously analyzed in the General Plan EIR, thereby reducing anticipated
impacts associated with buildout of the General Plan.
XVII. d)
The proposed project has the potential to adversely affect human beings, due
to air quality impacts during the construction process. Since the Coachella
Valley is in a non -attainment area for PM10, which can cause negative health
effects, Section III), above, includes a number of mitigation measures to reduce
the potential impacts on air quality to a less than significant level.
P:\Oscar\LQ Library\EAAddendum476.wpd
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PLANNING COMMISSION RESOLUTION 2003
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL BY THE CITY COUNCIL OF
CAPITAL IMPROVEMENT PROJECT 2000-06, FOR THE
CONSTRUCTION OF A MUNICIPAL LIBRARY
CASE NO.: CAPITAL IMPROVEMENT PROJECT 2000-06
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8th day of July, 2003, hold a duly noticed Public Hearing to
consider the request of the City to allow the construction of a municipal library at
78-275 Calle Tampico; and
WHEREAS, said Capital Improvement Project request has complied
with the requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" as amended by Resolution 83-8, in that Environmental
Assessment 2003-772 was prepared; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify a recommendation for
approval of said Capital Improvement Project.
1. The Capital Improvement Project is consistent with the City's General Plan in
that the proposed project furthers the City's General Plan goals for a full
service community. The use is consistent with the goals and policies and
intent of the General Plan Land Use Element (Chapter 2).
2. The approval of this Capital Improvement Project is consistent with the
Zoning Ordinance in that the project will conform to development standards
contained in the Development Code.
3. The proposed land use will not create conditions materially detrimental to the
public health, safety and general welfare or injurious to, or incompatible with
other land uses in that the project will integrate into the existing
neighborhood.
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;
Planning Commission Resolution 2003-
Capital Improvement Project 2000-06
City of La Quinta Municipal Library
Adopted: July 8, 2003
2. That the Planning Commission does hereby recommend approval by the City
Council of Capital Improvement Project 2000-06 to allow construction of a
municipal library in the civic center complex.
3. That it does hereby confirm the conclusion that the Environmental
Assessment (EA 2003-772) assessed the environmental concerns of this
Capital Improvement Project.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 8th day of July, 2002, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
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
CAPITAL IMPROVEMENT PROJECT 2000-06 (SDP 2003-772)
CITY OF LA QUINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
GENERAL
1. Prior to the issuance of a grading, construction or building permit, the City shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The City is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, the City
shall furnish proof of said approvals.
The City shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
the City shall submit a copy of the CWQCB acknowledgment of the City's Notice of
Intent prior to issuance of a grading or site construction permit. The City shall ensure
that the required Storm Water Pollution Protection Plan is available for inspection at
the project site.
2. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
PROPERTY RIGHTS
3. Prior to issuance of any permit(s), the City shall acquire or confer easements and
other property rights necessary for 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.
4. Right of way dedications required of this development include:
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA O,UINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
A. PUBLIC STREETS
1) Calle Tampico (Primary Arterial, 100-foot ROW): No additional right of way
required.
2) Avenida Buena Ventura (Local Street, 50-foot ROW): No additional right of
way required.
5. 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.
6. The City shall create perimeter setbacks along public rights of way as follows (listed
setback depth is the average depth if meandering wall design is approved):
A. Calle Tampico (Primary Arterial) — 20-foot from the R/W — P/L.
B. Avenida Buena Ventura (Local Street) — 10-foot from the R/W — P/L.
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
7. The City shall dedicate easements necessary for placement of and access to utility
lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
8. Direct vehicular access to Calle Tampico and Avenida Buena Ventura from any
portion of the site from frontage along Calle Tampico and Avenida Buena Ventura are
restricted, except for those existing access points shown on previously approved
plans or as otherwise conditioned in these conditions of approval.
9. If the City proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the
City shall provide approved alternate rights of way or access easements to those
properties or notarized letters of consent from the property owners
IMPROVEMENT PLANS
10. 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.
\Oscar\LQ Library\CIP COASDP772.doc Page 2 of 7
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA QUINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
11. 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.
12. 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 City may be required to prepare
other improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A. Site Development Plan 1 " = 40' Horizontal
B. On -Site Landscaping Plan 1 " = 20' Horizontal
"Site Development Plans" shall normally include all surface improvements, including
but not limited to: parking layout, finish grades, curbs & gutters, ADA requirements,
retaining and perimeter walls, etc. "Landscaping Plans" shall normally include
irrigation improvements, landscape lighting and entry monuments.
M It
710[ti
13. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
14. Prior to occupation of the project site for construction purposes, the City shall submit
and receive approval of a Fugitive Dust Control Plan prepared in accordance with
Chapter 6.16, LQMC. The City shall furnish security, in a form acceptable to the
City, in an amount sufficient to guarantee compliance with the provisions of the
permit.
15. The City shall maintain graded, undeveloped land to prevent wind and water erosion
of soils. The land shall be planted with interim landscaping or provided with other
erosion control measures approved by the Community Development and Public Works
Departments.
I)RAINIAr;F
16. Stormwater handling shall conform with the approved hydrology and drainage plan
for the Civic Center Campus. Nuisance water shall be retained onsite and disposed
of via an underground percolation improvement approved by the City Engineer.
\Oscar\LQ Library\CIP COASDP772.doc Page 3 of 7
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA QUINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
UTI LITI ES
17. The City shall obtain the approval of the City Engineer for the location of all utility
lines within the right of way and all above -ground utility structures including, but not
limited to, traffic signal cabinets, electrical vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
18. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the City shall comply with trench restoration requirements
maintained or required by the City Engineer. The City shall provide certified reports of
trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
19. The City shall install the following street improvements to conform with the General
Plan street type noted in parentheses. (Public street improvements shall conform
with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1► Calle Tampico (Primary Arterial): No street improvements are required
except for the following:
2) Avenida Buena Ventura (Local Street): No street improvements are
required.
B. PARKING LOTS
1) The design of parking facilities shall conform to LQMC Chapter 9.150.
2) The City shall incorporate a book drop off area/lane in the parking lot
configuration as approved by the City Engineer.
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, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
':\Oscar\LQ Library\CIP COASDP772.doc Page 4 of 7
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA QU1NTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
20. 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.
21. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by
the City Engineer. Improvement plans for streets, access gates and parking areas
shall be stamped and signed by qualified engineers.
22. General access points and turning movements of traffic are limited to the following:
A. Calle Tampico, Primary Entry: Right turn in and right turn out movements are
allowed. Left turn in and left turn out movements are prohibited.
B. Avenida Buena Ventura, Secondary Entry: All movements are allowed.
LANDSCAPING
23. The City shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
24. 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 City shall submit plans for approval by the Community Development Department
prior to plan checking by the Public Works Department. When plan checking is
complete, the City shall obtain the signatures of CVWD and the Riverside County
Agricultural Commissioner prior to submitting for signature by the City Engineer.
Plans are not approved for construction until signed by the City Engineer.
25. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
26. The City shall provide public transit improvements as required by Sunline Transit and
approved by the City Engineer. Improvements shall include a bus turnout location
and passenger waiting shelter along Calle Tampico.
\Oscar\LQ Library\CIP COASDP772.doc Page 5 of 7
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA QUINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
QUALITY ASSURANCE
27. The City shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
28. The City shall employ or retain qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
29. The City shall perform all measurement, sampling and testing procedures required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
30. Upon completion of construction, the City shall furnish reproducible record drawings
of all improvement plans which were signed by the City. Each sheet shall be clearly
marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and
signed by the engineer or surveyor certifying to the accuracy of the drawings. The
City shall revise the CAD or raster -image files previously submitted to reflect as -
constructed conditions.
MAINTENANCE
31. The City shall make provisions for continuous, perpetual maintenance of all on -site
improvements, perimeter landscaping, access drives, and sidewalks. The City shall
maintain required public improvements until expressly released from this responsibility
by the appropriate public agency.
FEES AND DEPOSITS
32. 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).
MISCELLANEOUS
33. The applicant shall remove the center tree from the grove grouping in front of the
building and replace with Mediterranean fan palm. The applicant shall construct a
raised planter with a rim wide enough to sit on.
34. The applicant shall remove the three Tipuana trees in front of the building.
:1A0scar\LQ Library\CIP COASDP772.doc Page 6 of 7
PLANNING COMMISSION RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
CAPITAL IMPROVEMENT PROJECT 2000-06) (SDP 2003-772)
CITY OF LA QUINTA MUNICIPAL LIBRARY
ADOPTED: JULY 8, 2003
35. In the rear patio area, the applicant shall replace the Mediterranean fan palms with
the yellow oleander.
:\Oscar\LQ Library\CIP COASDP772.doc Page 7 of 7
PH #C
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 8, 2003
CASE NO.: SITE DEVELOPMENT PERMIT 2003-774, THAI SMILE
APPLICANT/
PROPERTY
OWNER: MICHAEL J. SHOVLIN, MANAGING MEMBER FOR ONE ELEVEN
LA QUINTA, LLC
REQUEST: REVIEW OF DEVELOPMENT PLANS FOR A ONE STORY
COMMERCIAL RESTAURANT BUILDING (5,306 SQ. FT.) ON 0.66
ACRES WITH PARKING FOR 22 VEHICLES
LOCATION: 78-902 HIGHWAY 111 WITHIN THE ONE -ELEVEN LA QUINTA
SHOPPING CENTER
ARCHITECT: CARL COX, A.I.A.
GENERAL PLAN/
ZONING
DESIGNATIONS: REGIONAL COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED
IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENTS 89-
150 AND 96-319 WHICH WERE PREPARED FOR SPECIFIC PLAN
89-014 AND CERTIFIED BY THE CITY COUNCIL ON APRIL 17,
1990 (RESOLUTION 90-27), AND JULY 2, 1996 (RESOLUTION
96-52), RESPECTIVELY. NO CHANGED CIRCUMSTANCES OR
CONDITIONS ARE PROPOSED, OR NEW INFORMATION HAS
BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION
OF A SUBSEQUENT ENVIRONMENTAL REVIEW IN THAT
INFRASTRUCTURE IMPROVEMENTS EXIST FOR THE PLANNED
DEVELOPMENT.
G:SRPC SDP774 ThaiS.wpd
SURROUNDING
LAND USES:
NORTH: EXISTING ONE -ELEVEN LA QUINTA SHOPPING CENTER PARKING
LOT
SOUTH: ACROSS HIGHWAY 111, VACANT COMMERCIAL LAND WITHIN
SPECIFIC PLAN 89-01 1 AMENDMENT #4 - WASHINGTON PARK
EAST: EXISTING SHOPPING CENTER DRIVEWAY AND TACO BELL
RESTAURANT BEYOND
WEST: EXISTING EISENHOWER IMMEDIATE CARE CENTER
BACKGROUND:
The project site is located on the north side of Highway 1 1 1, approximately 0.2 miles
west of Adams Street and east of the Eisenhower Medical Facility. The 0.66-acre
vacant parcel has 195 feet of frontage on Highway 1 1 1. Highway 1 1 1 landscape
improvements were installed by the Shopping Center developer in the early 1990's.
Currently, over 60% of the commercial Center is developed.
PROJECT PROPOSAL:
The applicant is proposing a 5,306 square foot one-story restaurant building that can
accommodate 230 people which will be open for lunch and dinner. The irregularly -
shaped building is placed on the east side of the parcel, with 22 parking stalls (9.0'
wide by 19.5' long) placed on the west side of the building oriented around two-way
drive aisles (Attachment 1).
The building's primary roof system is a low -sloping roof hidden behind stuccoed
parapets up to 21 feet high; the roofed sections over an outdoor dining area and other
portions of the building complete, the roofing elements in heights of 12 feet and 16
feet. Square columns, 13 feet on center, are used to support the the roofed arcade
areas in conjunction with a 3'-4" high stucco wall and tubular steel railing on top
around the patio area.
Architectural features such as parapet cornice mouldings, wall light sconces, stone
veneer, ceramic tile, stucco facades and wood outrigger posts are consistent with the
details used throughout the Shopping Center, including the proposed enhanced west -
facing building entrance, which is 23 feet high. Storefront windows accent east, west
and south facades. Exterior colors consist of the same light earth tones used in the
adjacent buildings, excluding turquoise accent color for the insets and exterior light
fixtures. A project overview is as follows:
G:SRPC SDP774 ThaiS.wpd
Development Topics
Project Attributes
Code Provisions
Building Height
Up to 23' high
22' tall within 150' of
Highway 1 1 1 per Table 9-
6*
Roof Elements
Parapet and hip designs
As determined by the
Planning Commission**
Roof Material
Clay barrel the (Mission-
As determined by the
style)
Planning Commission**
Exterior Wall Finish
3-coat Stucco
As determined by the
Planning Commission**
On -site Parking
22 open parking stalls
one space per 75 per sq.
ft., including all dining areas
***
Highway 1 1 1 Setback
50-feet and larger
50-feet from the p/I
Signs
Two building signs using
Channel lettering per the
9", 12" and 18" high
Center's Sign Program**
individual letters
* Architectural projections may be approved by the Planning Commission.
* * This project is within the boundaries of Specific Plan 89-014. Condition #66 of City Council
Resolution 96-53 for SP 89-014 requires a minimum setback on Highway 111 of 50 feet from the
street curb.
* * * Shared parking arrangements are in place for the shopping center which was designed at an overall
ratio of approximately 5.5 parking spaces per 1,000 sq. ft. versus 4 spaces/1,000 sq. ft.
Building deliveries and a trash enclosure are located on the north side of the building
abutting an existing two-way driveway aisle for the Shopping Center and will be
concealed behind a T-0" high masonry wall. Pedestrian sidewalks are provided on the
west and north sides of the project. New landscape planters are proposed in the
parking lot and on the east side of the building.
The sign program for the building shows a wall sign reading "Thai Smile Restaurant"
using two lines of copy on the east and west facades. Each sign is approximately
21.5 square feet and internally illuminated using upper- and lower-case letters. Sign
colors have not been chosen. Each sign is positioned close to the edge of the building
corner and approximately nine inches below the parapet cornice moulding. No other
business identification signs are proposed.
G:SRPC SDP774 ThaiS.wpd
Architecture and Landscape Review Committee (ALRC)
The ALRC reviewed this request at its meeting of July 2, 2003, and recommended
approval of the project by adoption of Minute Motion 2003-026, subject to Condition
#49 (Items A-E) being imposed.
Public Notice
This application was advertised in the Desert Sun newspaper on June 25, 2003, and
a Public Hearing notice was mailed to all property owners within a 500-foot radius as
required by the Zoning Code. As of this writing, no comments have been received.
Any written comments received will be delivered to the Planning Commission.
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments on June 2, 2003. All written comments received are on file with the
Community Development Department. Applicable comments received have been
included in the recommended Conditions of Approval.
CONCLUSION:
The Zoning Code requires buildings within 150 feet of Highway 1 1 1 to have a roof
height of not more than 22 feet high, unless the architectural projections are approved
by the Planning Commission. Architectural projections cannot contain usable floor
space nor exceed a height of 37 feet. Under the request, only the gable roofed
building entrance exceeds the 22-foot height limit (23' proposed) which is consistent
with surrounding freestanding commercial buildings which have projecting building
elements up to 27'-3" high (e.g., the Carl's Jr./Green Burrito restaurant building), but
on average range from 23' to 24' in overall height. The arched roof design motif
amplifies an established architectural feature in the shopping center and can be
considered a minor component of the building's roof structure as addressed in
Condition #48. Staff supports the roof projection in that it provides contrast to the
horizontal stucco parapets and is similar in height to the adjacent Eisenhower
Immediate Care building.
As restaurants are traffic generators, the number of parking spaces per square foot is
set at 1 /75 in lieu of retail which is 1 /250. This project has both indoor and outdoor
seating areas which requires 84 parking spaces based on Chapter 9.150 of the Zoning
Code, a shortage of 62 spaces. As this site is in a shopping center for which excess
parking areas are provided, no adverse problems are anticipated because business
hours vary, parking is evenly distributed within the 60-acre development, and a
G:SRPC SDP774 ThaiS.wpd
reciprocal access easement exists between the property owners (i.e., shared parking
privileges).
Under the adopted One -Eleven La Quinta Shopping Center Sign Program, primary
building signs for freestanding buildings are limited to 24-inches high with a maximum
size per building wall of 50 square feet (e.g., one square foot per building frontage)
using individual channel letters in colors such as white, red, blue, green, yellow, or as
determined by the developer. The proposed building signs are properly placed to
assure their readability and two lines of sign information is permitted. Condition #50
addresses the requirement for a submittal of a Sign Application to the Community
Development Department during plan check review. Sign placement and design
elements are similar to existing signs in the commercial development, but require
formal acceptance by the Planning Commission.
The westerly side of the proposed parking lot extends over onto the adjacent parcel
where the Eisenhower Immediate Care facility is located requiring a use easement
conveyance to the Thai Smile site. If this use easement cannot be secured by the
applicant before grading and building permits are acquired, site plan adjustments will
have to be made to parking lot layout as required by Condition #49G.
In September 1997, the City Council adopted landscape and architectural guidelines
for Highway 111 that included the design of a decorative bus shelter structure to
replace SunLine Transit Agency shelters. To the southwest of the site is an existing
SunLine Transit bus shelter that needs to be upgraded to current design standard
requirements as depicted in Attachment 2 (Condition #53).
City Council Resolution 96-53 (Condition #26) for Specific Plan 89-014 Amendment
#2 requires all pad buildings in the center to be designed with a unified architectural
theme utilizing matching exterior materials, colors, roofs, etc. The proposed project
is in compliance with the architectural guidelines for the shopping complex, as
conditioned.
FINDINGS:
Infrastructure improvements exist at the graded site for the planned development in
compliance with past City Council approvals for Specific Plan 89-014. The findings
as required by Section 9.210.010 (Site Development Permits) of the Zoning Ordinance
can be made as noted in the attached Resolution provided the recommended
Conditions of Approval are imposed.
G:SRPC SDP774 ThaiS.wpd
RECOMMENDATION:
Adopt Planning Commission Resolution 2003-_, approving the development plans for
the Thai Smile Restaurant within the One -Eleven La Quinta Shopping Center, subject
to the attached finding and conditions.
Attachments:
1. Site Plan Exhibit
2. City of La Quinta Bus Shelter Exhibit
Pre6are�by:
dell, Associate Planner
G:SRPC SDP774 ThaiS.wpd
PLANNING COMMISSION RESOLUTION 2003-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A 5,306
SQUARE FOOT COMMERCIAL RESTAURANT BUILDING ON
PAD "E-2" IN THE ONE -ELEVEN LA QUINTA SHOPPING
CENTER (SPECIFIC PLAN 89-014)
CASE NO.: SITE DEVELOPMENT PERMIT 2003-774, THAI SMILE
APPLICANT: MICHAEL J. SHOVLIN FOR ONE ELEVEN LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of July, 2003, hold a duly noticed Public Hearing, to consider the
request of Mr. Michael J. Shovlin to approve the development plans for a 5,306 sq.
ft. commercial restaurant building with outdoor dining on 0.66 acres located at 78-902
Highway 1 1 1, more particularly described as:
Assessor's Parcel Number: 643-080-051
Parcel 12 of Parcel Map 25865; Lot Line Adj. 96-214
WHEREAS, on June 2, 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 Community Development Department published the Public
Hearing notice in the Desert Sun newspaper on June 25, 2003, for the July 8, 2003
Planning Commission meeting as prescribed by Section 9.200.110 (Public Notice
Procedure) of the Zoning Code. Notices were also mailed to property owners within
500 feet of the project site on June 9, 2003. To date, no written correspondence has
been received; and
WHEREAS, the Architecture and Landscaping Review Committee, on July
2, 2003, at a regular meeting, adopted Minute Motion 2003-026, recommending
approval of the architectural plans for the new restaurant building, subject to
conditions; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit per Section 9.210.010 of the Zoning Code:
1. The General Plan designates the project area as Regional Commercial which
encourages development of office and retail facilities. The proposed commercial
restaurant building is consistent with the commercial designation of the
property. Pursuant to the City's General Plan Circulation Element, off -site
G:ResoPC SDP 774 Thai Smile.wpd/ref:SDP729-Greg
Planning Commission Resolution 2003-
Site Development Permit 2002-729 - Thai Smile
Michael Shovlin
July 8, 2003
improvements such as transit facilities are encouraged to increase high
occupancy vehicle ridership and improve regional transportation goals.
2. The proposed freestanding one-story commercial building is designed to comply
with the Zoning Code and Specific Plan 89-014 requirements, including, but not
limited to, parking areas and lot coverage, subject to the recommended
Conditions of Approval being met. Building heights are varied to provide
interesting views, including a 23-foot tall gable roof building entrance. As the
proposed gable roof arch is an architectural projection that does not increase the
square footage of the building, the Planning Commission may elect to approve
the project, as presented, because it is compatible to existing architectural
elements of the shopping center and does not lessen the architectural integrity
of Highway 111, an Image Corridor.
3 The La Quinta Community Development Department has determined that the
request has been assessed in conjunction with Environmental Assessments 89-
150 (Resolution 90-27) and 96-319 (Resolution 96-52) which were certified for
Specific Plan 89-014 by the City Council on April 17, 1990 and July 2, 1996,
respectively. No changed circumstances or conditions are proposed, or new
information has been submitted which would trigger the preparation of a
subsequent environmental review.
4. The architectural design of the project, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
commercial development in the City of La Quinta. The single story building is
well designed with articulated facade elements and roof height variations. The
project uses architectural features, colors, and materials to match the
surrounding existing commercial buildings in compliance with the provisions of
Specific Plan 89-014. Upgrading the existing Highway 111 bus shelter will
implement the guidelines set forth by the City Council on September 16, 1997
by Minute Motion 97-139, and assist transit ridership as defined in the City's
General Plan Circulation Element.
5. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City. The proposed restaurant building is
located on an area that is designated for a freestanding commercial building,
G:ResoPC SDP 774 Thai Smile.wpd/ref.SDP729-Greg
Planning Commission Resolution 2003-_
Site Development Permit 2002-729 - Thai Smile
Michael Shovlin
July 8, 2003
ensuring access to the 22-space commercial parking lot is from within the
existing shopping center. Existing parking areas within the shopping center will
assist this project in complying with the City's on -site parking requirements as
set forth in Specific Plan 89-014. Under the request, deliveries and trash
servicing will occur on the north side of the building which is consistent with
other freestanding pad users in the vicinity. Conditions are recommended to
upgrade the project to comply with City development standards.
6. While there is not a lot of opportunity to provide on -site landscaping, the
proposed planters allow landscaping to shade parking areas and the east side
of the building.
7. The proposed channel -letter building signs are consistent with the intent of the
Zoning Code and One Eleven -La Quinta Shopping Center Sign Program, subject
to final approval by the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case; and
2. That it does hereby approve Site Development Permit 2003-774 for the reasons
set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 8th day of July, 2003, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairman
City of La Quinta, California
G:ResoPC SDP 774 Thai Smile.wpd/ref:SDP729-Greg
Planning Commission Resolution 2003-
Site Development Permit 2002-729 - Thai Smile
Michael Shovlin
July 8, 2003
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
G:ResoPC SDP 774 Thai Smile. wpd/ref: SDP729-Greg
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-774, THAI SIMILE
MICHAEL J. SHOVLIN FOR ONE ELEVEN LA QUINTA, LLC
J U LY 8, 2003
CONDITIONS OF APPROVAL
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following agencies or departments:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Caltrans (Encroachment Permit)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of such approvals prior to obtaining City approval of
the plans.
3. 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.
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shoviin
July 8, 2003
PROPERTY RIGHTS
4. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for construction or proper functioning of the
proposed development. 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.
5. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
6. Right of way dedications required of this development include:
Highway 1 1 1 (Major Arterial - State Highway, 140' Right of Way) - No additional
street right of way is required to comply with the General Plan street widths.
7. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the express concurrence of IID.
8. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
Highway 1 1 1 (Major Arterial - State Highway) - 50-foot from the R/W - P/L.
The setback requirement applies 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 dedicate blanket easements for those purposes.
9. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
10. Direct vehicular access to and from Highway 1 1 1 from lots with frontage along
said street is restricted, except for those existing access points identified on the
approved Parcel Map.
11. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
12. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
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.
13. "Site Development Plans" shall normally include all surface improvements,
including but not limited to: parking lot improvements, finish grades, curbs &
gutters, ADA requirements, retaining and perimeter walls, etc.
Site Development Plan: 1 " = 30' Horizontal
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
14. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City Resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
15. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
16. In the event that any of the improvements required herein are constructed by the
City, the applicant shall, at the time of approval of the development or building
permit, reimburse the City for the cost of those improvements.
GRADING
17. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control Plan prepared in
accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a
form acceptable to the City, in an amount sufficient to guarantee compliance
with the provisions of the permit.
18. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
19. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. The
certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction.
DRAINAGE
20. Stormwater handling shall conform with the approved hydrology and drainage
plan for One -Eleven La Quinta Shopping Center. Nuisance water shall be retained
on site and disposed of in a manner acceptable to the City Engineer.
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Planning Commission Resolution 2003-_
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
21. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from
the costs of any sampling and testing of the development's drainage discharge
which may be required under the City's NPDES Permit or other City- or area -wide
pollution prevention program, and for any other obligations and/or expenses
which may arise from such discharge. The indemnification shall be executed and
furnished to the City prior to issuance of any grading, construction or building
permit and shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this Site Development Permit excepting
therefrom those portions required to be dedicated or deeded for public use. The
form of the indemnification shall be acceptable to the City Attorney. If such
discharge is approved for this development, the applicant shall make provisions
in the CC&Rs for meeting these potential obligations.
UTILITIES
22. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
23. 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 trench compaction for approval of the City Engineer.
PARKING LOTS AND ACCESS POINTS
24. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
A. General access points and turning movements of traffic to off site public
streets are limited to the access locations approved in Specific Plan 89-
014.
25. 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.
LANDSCAPING
26. The applicant shall comply with Sections 9.90.040 (Table of Development
Standards) & 9.100.040 (Landscaping), LQMC.
27. Final landscaping plans shall be submitted to the Community Development
Department for review and 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.
28. Parking lot trees shall have a minimum caliper size of 2.5-inches and measure
10'-0" high once installed. Double lodge poles (two-inch diameter) shall be used
to stake trees. Palm trees may count as a shade tree if the trunk is a minimum
12 feet tall. All shrubs and trees shall be irrigated by bubbler or emitters.
QUALITY ASSURANCE
29. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
30. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
31. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
32. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
and shall be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the CAD or raster -image
files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
33. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
34. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
35. 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
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions will
be addressed when architectural building plans are reviewed. A plan check fee must
be paid to the Fire Department at the time building plans are submitted. All questions
regarding the meaning of the Fire Department conditions should be referred to the Fire
Department Planning & Engineering staff at (760) 863-8886.
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Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
36. Approved super fire hydrants, shall be located not less than 25 feet nor more
than 165 feet from any portion of the building as measured along vehicular
travel ways.
37. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
38. Minimum fire flow 1500 G.P.M. for a 2-hour duration. Fire flow is based on
type VN construction and a complete fire sprinkler system.
39. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
40. Water plans for the fire protection system (fire hydrants, etc.) shall be submitted
to the Fire Department for approval prior to issuance of a building permit.
41. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans will need to be
submitted to the Fire Department.
42. Any operation that produces grease-ladden vapors will require a hood/duct
system for fire protection. Separate fire suppression plans will need to be
submitted to the Fire Department.
43. 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.
44. The 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.
45. Install a Knox key lock box on the building. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards.
46. Install portable fire extinguishers as required by the California Fire Code.
G:\SDP774 Thai 2003\Cond SDP774 Thai Smile. wpd:ref: 729-Ross Page 8 of 10
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
MISCELLANEOUS
47. Applicant shall comply with the approved Conditions of Approval for Specific
Plan 89-014.
48. Roof elements shall be limited to a height of 22'-0", excluding the roof structure
over the main entrance which is allowed to be up to 23'-0" high.
49. Prior to building permit issuance, the following design modifications shall be
made:
A. Provide an enhanced pedestrian sidewalk from the proposed parking lot
to the existing Highway 1 1 1 sidewalk.
B. A wall -mounted metal lattice shall be installed on the northeast side of
the building to enhance the blank wall area abutting the center's access
driveway. Vines shall be installed to grow onto the metal structure. As
an option to the metal lattice, the applicant may added architectural
details to the building which improve its appearance which can take the
form of stucco moulding and columns, subject to the final design being
approved by the Community Development Department.
C. The roof structure for the main building entrance can be either arched or
gabled, and may include Asian architectural design features to distinguish
it from other freestanding retail buildings in the shopping center.
D. Trash enclosure gates shall be opaque and must be locked unless being
serviced.
E. Outdoor dining areas shall have decorative concrete flooring (e.g.,
stamped colored concrete, pavers, etc.).
F. Install a minimum of one bicycle rack at the front entrance of the
building.
G:\SDP774 Thai 2003\Cond SDP774 Thai Smile. wpd:ref: 729-Ross Page 9 of 10
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Site Development Permit 2003-774, Thai Smile
Michael J. Shovlin
July 8, 2003
G. The applicant shall obtain a use easement to build portions of the parking
lot on the parcel to the west of the site before development permits are
obtained, subject to approval of the Community Development Director.
Failure to obtain the easement will require revisions to the parking lot
design to comply with all Zoning Code provisions.
50. Final sign plans shall be submitted to the Community Development Department
and shall include all details, colors, and materials (i.e., a Sign Application).
51. Hooded light fixtures with flush mounted lenses may be used in the delivery area
for security purposes.
52. The serving of alcoholic beverages to dining patrons shall be subject to obtaining
a State of California license from the Department of Alcoholic Beverage Control.
53. The existing bus shelter on Highway 1 1 1 shall be replaced with a City -approved
bus shelter structure on, or before, July 8, 2004, unless other arrangements are
allowed by the Community Development Director. A Caltrans Encroachment
Permit shall be obtained by the applicant before any on -site work begins.
54. Security measures addressed by the La Quinta Police Department on June 18,
2003 shall be incorporated into the final construction plans. A copy of the letter
from Captain John Horton is on file with the Community Development
Department.
55. Any minor project design changes shall be approved by the Community
Development and Public Works Directors.
G:\SDP774 Thai 2003\Cond SDP774 Thai Smile.wpd:ref:729-Ross Page 10 of 10
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PH #D
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 8, 2003
CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2002-465 AND TENTATIVE
TRACT MAP 30138 - THE RANCH
APPLICANT: DAN JEWITT
PROPERTY
OWNERS: JEWITT FAMILY AND LOGAN FAMILY TRUST
REQUEST: 1) CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT; AND 2) SUBDIVISION OF
APPROXIMATELY 14.69 ACRES INTO 47 SINGLE FAMILY AND
OTHER COMMON LOTS
LOCATION: 80-600 AVENUE 52
ENGINEER: ESSI SHAHANDEH
LANDSCAPE
DESIGNER: RAY MARTIN DESIGN AND ASSOC.
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS COMPLETED ENVIRONMENTAL ASSESSMENT 2002-465.
BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT
HAVE A SIGNIFICANT ADVERSE EFFECT ON THE
ENVIRONMENT; THEREFORE, A MITIGATED NEGATIVE
DECLARATION IS RECOMMENDED.
GENERAL
PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (UP TO FOUR DWELLING UNITS PER
ACRE) PER GENERAL PLAN AMENDMENT 2003-089
ZONING
DESIGNATION: RL (LOW DENSITY RESIDENTIAL) PER ZONE CHANGE 2003-1 10
G:Tr30l38folder/STPCT30138 Jewitt Final.wpd
SURROUNDING
LAND USES:
NORTH: ALL AMERICAN CANAL WITH THE UNDER CONSTRUCTION
MOUNTAIN VIEW COUNTRY CLUB (TOLL BROTHERS) BEYOND
PER SPECIFIC PLAN 90-016
SOUTH: ACROSS 52 ND AVENUE, UNDER CONSTRUCTION HIDEAWAY
COUNTRY CLUB PER SPECIFIC PLAN 99-035 AND TRACT 29894
EAST: VACANT RESIDENTIAL PROPERTY PLANNED FOR SINGLE
FAMILY HOUSES UNDER TTM 31123 - VISTA ENCANTO LA
QUINTA L.P.
WEST: PRICE'S NURSERY AND GARDEN SUPPLY (80-420 AVENUE 52)
PURSUANT TO SITE DEVELOPMENT PERMIT 2002-722
LEGAL: ASSESSOR'S PARCEL NO. 772-270-009
BACKGROUND:
The site is bounded on the south by Avenue 52 and backs up to the All American
Canal. This 14.69 acre parcel was created in 1979 when Parcel Map 14367 was
recorded, and subsequently annexed into the City in 1991 under Annexation #5.
Currently, the parcel is used as a commercial nursery and is occupied by various
buildings, covered shade structures, a man-made lake and enclosed using 6-foot high
chain link fencing. City records show that the existing nursery has had a business
license since 1997. Asphalt paving in front of the property is in disrepair and the site
also lacks curb and gutter improvements.
From a topographic standpoint, the parcel slopes gradual from the north to south with
a more prominent change of 3.5 feet along the east side of the site. The Coachella
Valley Water District has a 45'-0" wide easement that traverses through the center of
the tract to allow the connection of a subsurface 84-inch diameter irrigation pipeline
and related surface -mounted structures.
PROJECT PROPOSAL:
The Tentative Tract Map proposes to create 47 single family lots oriented around a
looping private street that has two Avenue 52 connections (Attachment 1). The
buildable lots range in size from just under 9,000 square feet to over 20,000 square
feet, and are designed to comply with the requirements set forth in the City's
Municipal Code. Approximately 75 percent of the lots are rectangular in shape. A
number of lots are irregularly -shaped because of the 45-foot wide CVWD easement
G:Tr30138fo1der/STPCT30138 Jewitt Final.wpd Page 2 of 5
that traverses through portions of the site. Lot 15 is the only flag lot proposed for the
residential project.
Single family Lots 1 and 47 are in close proximity to Avenue 52, a Primary Arterial and
Secondary Image Corridor. Pursuant to the City's General Plan, Avenue 52 is designed
for four travel lanes, an on -street golf cart path and multipurpose trail. A 20-foot wide
landscape easement (Lots B-D) is planned to the north of the 1 10' wide public street
right-of-way. Site grading plans have been designed to be consistent in pad elevation
heights of surrounding properties and Lot "E" is to be used for on -site storm water
retention.
A conceptual parkway landscape plan was submitted on May 8, 2003. The applicant's
design uses specimen size trees (multiple varieties), palm trees, one and five gallon
shrubs, rock boulders, various forms of groundcover and a meandering public sidewalk.
Open picket, ornamental metal fencing is to be used to gate the private streets flanked
by 2-foot wide by 2-foot long split -face masonry columns. The Avenue 52 entrances
also include decorative paving.
Historic Preservation Commission Review
The City's Historic Preservation Commission reviewed the applicant's Phase I Cultural
Resources Assessment on May 15, 2003, and determined that site monitoring and
reporting was required by adoption of Minute Motion 2003-006.
Architecture and Landscape Review Committee (ALRC)
On June 4, 2003, the ALRC reviewed the parkway landscape plan for the tract, and
since only two members were present, a consensus vote was not achieved because
Commissioner Thoms requested additional upgrades to the entry gates and perimeter
wall details which were not supported by Commissioner Cunningham. Mr. Dan Jewitt
spoke at the meeting, stating that enhancements can be made to the project and he
is willing to work with staff on possible changes (Attachment 2).
Public Notice
This project was advertised in the Desert Sun newspaper on June 16, 2003, and
mailed to all property owners within 500 feet of the site on June 11, 2003, pursuant
to Section 13.12.100 of the Subdivision Ordinance. To date, no comments have been
received from adjacent property owners. Any written comments received will be
handed out at the meeting.
G:Tr30138fo1der/STPCT30138 Jewitt Final.wpd Page 3 of 5
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments on December 6, 2002. All written comments received are on file with
the Community Development Department. Applicable comments received have been
included in the recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to approve this request can be made and are contained in the attached
Resolutions.
CONCLUSION:
A homeowners' association will be formed to maintain retention basins, common open
space, and private streets. As no public park improvements are proposed within the
private development, the developer is required to post monies with the City to develop
public parks for citywide usage pursuant to Condition of Approval #87. Condition of
Approval #61 requires restricted vehicular access from Avenue 52 into the project
from the proposed private streets. Condition of Approval #74 addresses the comments
of the ALRC based on their June 4, 2003 meeting.
Development growth is anticipated in this area of the City and the proposed tract map
is a logical extension in this low intensity, residentially designated area.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2003-_, recommending to the City
Council certification of a Mitigated Negative Declaration of Environmental
Impact (2002-465) according to the findings set forth in the attached
Resolution; and
2. Adopt Planning Commission Resolution 2003-_, recommending to the City
Council approval of Tentative Tract Map 30138, subject to findings and
conditions.
Attachments:
1 . Reduced Tract Map Exhibit
2. June 4, 2003 ARLC Draft Minutes (Excerpt)
3. Large Exhibits (Planning Commission Onlv)
G:Tr30138fo1der/STPCT30138 Jewitt Final.wpd Page 4 of 5
Prepared by:
6/ e L15�� 5 r
Greg Trousdell, Associate PI ner
G:Tr30l38folder/STPCT30138 Jewitt Final.wpd Page 5 of 5
PLANNING COMMISSION RESOLUTION 2003-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QU1NTA RECOMMENDING TO THE CITY
COUNCIL CERTIFICATION OF A MITIGATED NEGATIVE
DECLARATION (ENVIRONMENTAL ASSESSMENT 2002-
465) FOR TENTATIVE TRACT MAP 30138
CASE NO.: ENVIRONMENTAL ASSESSMENT 2002-465
APPLICANT: DAN JEWITT
WHEREAS, an Initial Study and Mitigated Negative Declaration has been
prepared collectively for the above -cited applications to develop a 47-lot single family
development on 14.69 acres, located on the north side of Avenue 52, approximately
0.5 miles east of Jefferson Street, more particularly described as:
APN: 772-270-009
WHEREAS, the City has prepared the Initial Study and Mitigated Negative
Declaration in compliance with CEQA and the State CEQA Guidelines, California Code
of Regulations, Title 14, section 15000 et seq. ("CEQA Guidelines"); and
WHEREAS, the City mailed notice of its intention to adopt the Mitigated
Negative Declaration in compliance with Pubic Resources Code (PRC) § 21092 on
June 10, 2003 to landowners within 500 feet of the Project Site and to all public
entities entitled to notice under CEQA, which notice also included a notice of the
public hearing before the Planning Commission on July 8, 2003; and
WHEREAS, the City published a notice of its intention to adopt the
Mitigated Negative Declaration and associated Initial Study in the Desert Sun
newspaper on June 16, 2003, and further caused the notice to be filed with the
Riverside County Clerk on June 16, 2003, in accordance with the CEQA Guidelines;
and
WHEREAS, during the comment period, the City received comment letters
on the Mitigated Negative Declaration from local public agencies. Community
Development Department personnel reviewed and considered these comments, and
prepared written responses to these comments which are contained in the staff report;
and
WHEREAS, the La Quinta Planning Commission on July 8, 2003, did
consider the Project and recommended to the City Council certification of the Mitigated
Negative Declaration for the Project; and
G: Tr312 89folder/ResoPCEAJewitt.wpd
Planning Commission Resolution 2003-
EA 2002-465 for Dan Jewitt
Adopted: July 8, 2003
Page 2
NOW THEREFORE, BE IT RESOLVED by the Planning Commission, as
follows:
SECTION 1: The above recitations are true and correct and are adopted
as the Findings of the Planning Commission.
SECTION 2: The Planning Commission finds that the Mitigated Negative
Declaration has been prepared and processed in compliance with CEQA, the State
CEQA Guidelines and the City's implementation procedures. The Planning Commission
has independently reviewed and considered the information contained in the Mitigated
Negative Declaration (MND), and finds that it adequately describes and addresses the
environmental effects of the Project, and that, based upon the Initial Study, the
comments received thereon, and the entire record of proceeding for this Project, there
is no substantial evidence in light of the whole record that there may be significant
adverse environmental effects as a result of the Project. The mitigation measures
identified in the Mitigated Negative Declaration have been incorporated into the Project
and these measures mitigate any potential significant effect to a point where clearly
no significant environmental effects will occur as a result of this Project.
SECTION 3: The Project will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, in that no significant
unmitigated impacts were identified by Environmental Assessment 2002-465.
SECTION 4: The Project will not have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of rare or endangered plants, or animals, or
eliminate important examples of the major periods of California history, or prehistory,
in that the site has been graded and is being used for a commercial nursery.
SECTION 5: There is no evidence before the City that the Project will
have the potential for an adverse effect on wildlife resources or the habitat on which
the wildlife depends.
SECTION 6: The Project does not have the potential to achieve short-
term environmental goals, to the disadvantage of long-term environmental goals, as
no significant effects on environmental factors have been identified by the
Environmental Assessment.
G: Tr31289folder/ResoPCEAJewitt.wpd
Planning Commission Resolution 2003-
EA 2002-465 for Dan Jewitt
Adopted: July 8, 2003
Page 3
SECTION 7: The Project will not result in impacts which are individually
limited or cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the area will not be
significantly affected by the Project.
SECTION 8: The Project will not have the environmental effects that will
adversely affect the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk potential or public
services.
SECTION 9: The Planning Commission has fully considered the proposed
Mitigated Negative Declaration and the comments received thereon.
SECTION 10: The Mitigated Negative Declaration (MND) reflects the
independent judgment and analysis of the Planning Commission.
SECTION 11: The location of the documents which constitute the record
of proceedings upon which the Planning Commission decision is based is the La Quinta
City Hall, Community Development Department, 78-495 Calle Tampico, La Quinta,
California 92253, and the custodian of those records is Jerry Herman, Community
Development Director.
SECTION 12: A Mitigation Monitoring Program (MMP), a copy of which
is attached hereto as Exhibit "A", is hereby adopted pursuant to PRC § 21081.6 in
order to assure compliance with the mitigation measures during Project
implementation.
SECTION 13: Based upon the Initial Study and the entire record of
proceedings, the Project has no potential for adverse effects on wildlife as that term
is defined in Fish and Game Code § 711.2.
SECTION 14: The Planning Commission has on the basis of substantial
evidence, rebutted the presumption of adverse effect set forth in 14 California Code
of Regulations 753.5(d).
SECTION 15: The Mitigated Negative Declaration is hereby recommended
to the City Council for final certification.
G: Tr312 89folder/ResoPCEAJewitt.wpd
Planning Commission Resolution 2003-_
EA 2002-465 for Dan Jewitt
Adopted: July 8, 2003
Page 4
SECTION 16: The Community Development Director shall cause to be
filed with the County Clerk a Notice of Determination pursuant to CEQA Guideline §
15075(a) once reviewed by the City Council.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 81" day of July, 2003, by the vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
G:Tr31289folder/ResoPCEAJewitt.wpd
Environmental Checklist Form
1. Project Title: Tentative Tract Map 30138 (Revised)
2. Lead Agency Name and Address:
City of La Quinta, 78-495 Calle Tampico, La Quinta, CA 92253
3. Contact Person and Phone Number: Greg Trousdell, 760-777-7125
4. Project Location:
North side of Avenue 52, approximately 2,000 feet west of Madison
Street.
APN: 772-270-009
5. Project Sponsor's Name and Address:
Dan Jewett, 49810 Little Big Horn, Palm Desert, CA 92260
6. General Plan Designation: Low Density Residential
7. Zoning: Low Density Residential
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off -site features necessary for
its implementation. Attach additional sheets if necessary.)
Tentative Tract Map to allow the subdivision of a 14.69 acre parcel into 47
residential lots, interior streets and lettered lots for parkway and retention
purposes. Lot sizes will range from 9,000 square feet to just over 20,000
square feet. The site is currently a commercial plant nursery.
A General Plan Amendment and Zone Change (GPA 2003-089, ZC 2003-1 10)
were approved by the City Council for this property on May 6, 2003. At that
time, the land use and zoning designations were changed from Very Low
Density Residential to Low Density Residential.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: All American Canal, Golf Course
South: Golf Course
West: Commercial plant nursery, All American Canal
East: Vacant desert lands approved for 60 lots subdivision in May 2003
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Local public agencies (e.g., Coachella Valley Water District, etc.)
P:\Greg T\TM 30138JEWIT2003\Checklst465.wpd
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
Aesthetics Hazards and Hazardous Public Services
Materials
Agriculture Resources Hydrology and Water Quality Recreation
Air Quality Land Use Planning Transportation/Traffic
Biological Resources Mineral Resources Utilities and Service Systems
Cultural Resources Noise Mandatory Findings
Geology and Soils Population and Housing
Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared
a
I find that although the proposed project could have a significant effect on the
environment,
there will not be a significant effect in this case because revisions in the project have
been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION
will be prepared.
IE
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
10-I
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and
2) has been addressed by mitigation measures based on the earlier analysis as described
on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
FOR
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
u
/s/ Greg Trousdell
Signature
June 26, 2003
Date
P:\Greg T\TM 30138JEWIT2003\Check1st465.wpd
Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers
that are adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately supported
if the reference information sources show that the impact simply does not apply to
projects like the one involved (e.g., the project falls outside a fault rupture zone). A
"No Impact" answer should be explained where it is based on project -specific factors
as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -
site as well as on- site, cumulative as well as project -level, indirect as well as direct,
and construction as well as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial
evidence that an effect is significant. If there are one or more "Potentially Significant
Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation
Incorporated" applies where the incorporation of mitigation measures has reduced an
effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead
agency must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level (mitigation measures from Section XVIII, "Earlier
Analysis," may be cross-referenced).
5) Earlier analysis may be used where, pursuant to the tiering, program EIR,
or other CEQA process, an effect has been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). Earlier analysis are discussed in Section
XVIII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references
to information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and
other sources used or individuals contacted should be cited in the discussion.
8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question;
and
b) the mitigation measure identified, if any, to reduce the impact to less
than significance
PAGreg T\TM 30138JEWIT2003\Check1st465.wpd
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista?
(General Plan Exhibit 3.6)
b) Damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a state
scenic highway? (Aerial photograph)
c) Substantially degrade the existing visual character or
quality of the site and its surroundings? (Application
materials)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
(Application materials)
AGRICULTURAL RESOURCES:. In determining whether
impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model prepared by the California Dept. Of Conservation as an
optional model to use in assessing impacts on agriculture and
farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use?
(General Plan EIR p. III-21 ff.)
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Zoning Map)
c) Involve other changes in the existing environment which,
due to their location or nature, could individually or
cumulatively result in
loss of Farmland, to nonagricultural use? (Project description
aerial photo)
AIR QUALITY: Where available, the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
Air Quality Attainment Plan or Congestion Management Plan?
(SCAQMD CEQA Handbook)
b) Violate any stationary source air quality standard or
contribute to an existing or projected air quality violation?
(SCAQMD CEQA Handbook)
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
X
X
X
X
X
X
X
\Greg T\TM 30138JEWIT2003\Checklst465.wpd
4
c) Result in a net increase of any criteria pollutant for which
the project region is non -attainment under an applicable
federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for
ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10
Plan for the Coachella Valley)
d) Expose sensitive receptors to substantial pollutant
concentrations?
(Project Description, Aerial Photo, site inspection)
e) Create objectionable odors affecting a substantial number
of people? (Project Description, Aerial Photo, site inspection)
IV. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? (General Plan Biological Resources Element, all
exhibits)
b) Have a substantial adverse impact on any riparian habitat
or other sensitive natural community identified in local or
regional plans,
policies, regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service? (General Plan
Biological Resources Element, all exhibits)
c) Adversely impact federally protected wetlands (including,
but not limited to, marsh, vernal pool, coastal, etc.) Either
individually or in
combination with the known or probable impacts of other
activities through direct removal, filling, hydrological
interruption, or other means? (General Plan Biological
Resources Element, all exhibits)
d) Interfere substantially with the movement of any resident
or migratory fish or wildlife species or with established
resident or migratory wildlife corridors, or impede the use of
wildlife nursery sites? (General Plan Biological Resources
Element, all exhibits)
e) Conflict with any local policies or ordinances protecting
biological resources such as a tree preservation policy or
ordinance? (General Plan Biological Resources Element, all
exhibits)
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Conservation Community Plan, or
other approved local, regional, or state habitat conservation
plan? (Master Environmental Assessment, p. 73 ff.)
V. CULTURAL RESOURCES: Would the project:
X
X
Q
X
X
X
X
X
X
:\Creg T\TM 30138JEWIT2003\Check1st465.wpd
5
a) Cause a substantial adverse change in the significance of a
historical resource which is either listed or eligible for listing
on the National Register of Historic Places, the California
Register of Historic Resources, or a local register of historic
resources? (Phase I Cultural Resources Investigation,
McKenna, January 2003)
b) Cause a substantial adverse change in the significance of a
unique archaeological resources (i.e., an artifact, object, or
site about which it can be clearly demonstrated that, without
merely adding to the current body of knowledge, there is a
high probability that it contains information needed to answer
important scientific research questions, has a special and
particular quality such as being the oldest or best available
example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic
event or person)? (Phase I Cultural Resources Investigation,
McKenna, January 2003)
c) Disturb or destroy a unique paleontological resource or
site? (Phase I Cultural Resources Investigation, McKenna,
January 2003)
d1 Disturb any human remains, including those interred
outside of formal cemeteries? (Phase I Cultural Resources
Investigation, McKenna, January 2003)
VI. GEOLOGY AND SOILS: Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (Geotechnical
Investigation, Sladden Engineering, March 2003)
iii) Seismic -related ground failure, including liquefaction?
(Geotechnical Investigation, Sladden Engineering, March
2003)
iv) Landslides? (General Plan Exhibit 8.3)
b) Result in substantial soil erosion or the loss of topsoil?
(General Plan Exhibit 8.4)
c) Be located on a geological unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off -site landslides, lateral
spreading, subsidence, liquefaction or collapse? (Geotechnical
Investigation, Sladden Engineering, March 2003)
d) Be located on expansive soil, as defined in Table 18-1-13 of
the Uniform Building Code (1994), creating substantial risks
to life or property? (Geotechnical Investigation, Sladden
Engineering, March 2003)
X
X
M
f9
X
X
X
X
X
X
X
\Greg T\TM 30138JEWIT2003\Check1st465.wpd
6
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal system
where sewers are not available for the disposal of waste X
water? (Geotechnical Investigation, Sladden Engineering,
March 2003)
VII. HAZARDS AND HAZARDOUS MATERIALS: Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the likely release of hazardous
materials into the environment? (Application materials)
c) Reasonably be anticipated to emit hazardous materials,
substances, or waste within one -quarter mile of an existing
or proposed school? (Application materials)
d) Is the project located on a site which is included on a list
of hazardous materials sites complied pursuant to
Government Code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
(Riverside County Hazardous Materials Listing)
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result
in a safety hazard for people residing or working in the
project area? (General Plan land use map)
f) For a project within the vicinity of a private airstrip; would
the project result in a safety hazard for people residing or
working in the project area? (General Plan land use map)
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan? (General Plan MEA p. 95 ff)
h) Expose people or structures to the risk of loss, injury or
death involving wildlands fires, including where wildlands are
adjacent to urbanized areas or where residences are
intermixed with wildlands? (General Plan land use map)
Vill. HYDROLOGY AND WATER QUALITY : Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? (General Plan
EIR, p. III-187 ff.)
b) Substantially deplete groundwater supplies or interfere
substantialDy with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (i.e., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted? (General Plan EIR p. III-87 ff.)
X
X
X
X
X
X
X
X
X
X
:\Greg T\TM 30138JEWIT2003\Checklst465.wpd
7
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of
stream or river, in a manner which would result in substantial
erosion or siltation on- or off -site? (Hydrology Report, Essi
Shahandeh, P.E., May 2003)
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on- or off -site? (Hydrology Report, Essi Shahandeh, P.E., May
2003)
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
to control? (Hydrology Report, Essi Shahandeh, P.E., May
2003)
f) Place housing within a 100-year floodplain, as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map? (Master Environmental
Assessment Exhibit 6.6)
g) Place within a 100-year floodplain structures which would
impede or redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
IX. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Project
Description)
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purposes of avoiding or mitigating an environmental effect?
(General Plan p. 18 ff.)
c) Conflict with any applicable habitat conservation plan or
natural communities conservation plan? (Master
Environmental Assessment p. 74 ff.)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral
resource classified MRZ-2 by the State Geologist that would
be of value to the region and the residents of the state?
(Master Environmental Assessment p. 71 ff.)
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan? (Master
Environmental Assessment p. 71 ff.)
X
X
XI. NOISE: Would the project result in:
a) Exposure of persons to, or generation of noise levels in
excess of standards established in the local general plan or X
noise ordinance, or applicable standards of other agencies?
(Acoustic Analysis, Impact Sciences, May 2003)
9
X
91
X
X
X
EN
X
:\Greg T\TM 30138JEWIT2003\Check1st465.wpd
8
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels? (Acoustic
Analysis, Impact Sciences, May 2003)
c) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project? (Acoustic Analysis, Impact Sciences,
May 2003)
d) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels? (General Plan land use map)
e) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive levels? (General Plan land use map)
XII. POPULATION AND HOUSING: Would the project:
a► Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Application Materials)
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? (General Plan MEA, p. 57)
Police protection? (General Plan MEA, p. 57)
Schools? (General Plan MEA, p. 52 ff.)
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, p. 46 ff.)
X
X
X
X
91
K4
X
XIV. RECREATION:
P:\Greg T\TM 30138JEWIT2003\Check1st465.wpd
9
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated? (Application Materials)
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
(Application Materials)
XV. TRANSPORTATION/TRAFFIC: Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)? (General Plan EIR, p. III-29 ff.)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(General Plan EIR, p. III-29 ff.)
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks? (No air traffic involved in project)
d) Substantially increase hazards to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)? (Project Site Plan)
e) Result in inadequate emergency access? (Project Site Plan)
f) Result in inadequate parking capacity? (Project Site Plan)
g) Conflict with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racks)? (Project
Description)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects? (General Plan MEA, p. 58 ff.)
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects? (General Plan MEA, p. 58 ff.)
d) Are sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed? (General Plan MEA, p. 58 ff.)
13
X
X
X
X
X
X
X
X
K9
X
X
P:\Greg T\TM 30138JEWIT2003\Check1st465.wpd
10
e) Has the wastewater treatment provider which serves or
may serve the project determined that it has adequate
capacity to serve the project's projected demand in addition
to the provider's existing commitments? (General Plan MEA,
P. 58 ff.)
f) Is the project served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste disposal
needs? (General Plan MEA, p. 58 ff.)
XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-term,
to the disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current project, and the
effects of probable future projects)?
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
XVIII. EARLIER ANALYSIS.
91
FN
X
X
K4
X
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one
or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
Environmental Assessment 2003-468, prepared for GPA 2003-089, Zone Change 2003-1 10 and TTM
31123, was used in preparation of this document.
\Greg T\TM 30138JEWIT2003\Check1st465.wpd
11
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and
state whether such effects were addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the
extent to which they address site -specific conditions for the project.
See attached Addendum.
'OURCES:
Aaster Environmental Assessment, City of La Quinta General Plan 2002.
3eneral Plan, City of La Quinta, 2002.
3eneral Plan EIR, City of La Quinta, 2002.
;CAQMD CEQA Handbook.
'ity of La Quinta Municipal Code
'A Phase I Cultural Resources Investigation of Tentative Tract Map 30138..." prepared by
JlcKenna et al., January, 2003.
'Avenue 52 Acoustic Analysis," prepared by Impact Sciences, May, 2003.
'Tentative Tract 30138 Hydrology Report," prepared by Essi Shahandeh, Civil Engineer, May,
?003.
'Geotechnical Investigation Tentative Tract 30138," prepared by Sladden Engineering, March,
?003.
':\Greg T\TM 30138JEWIT2003\Check1st465.wpd
12
a)-d)
Addendum for Environmental Assessment 2002-465
The proposed Tentative Tract map will result in the construction of 47 single
family homes on lots ranging in size from 9,000 to 20,000 square feet. Typical
home design has not been submitted, so homes may be single or two story. The
property is located in an area of developing single family residential lands,
immediately east of the All American Canal. The parcel is currently a commercial
plant nursery, and there are not significant natural features on or near the
property. The proposed project, once submitted, will be required to comply with
the City's lighting ordinance, and is not expected to generate any significant
light or glare.
II. a)-c)
The proposed project site is currently a commercial plant nursery. As such, 14.6
acres of agricultural land will be removed from production once the site is
constructed upon.
The land is not designated as Farmland of Statewide Importance or Prime
Farmland in the Riverside County Draft Integrated Plan'.
The land is surrounded by urban or urbanizing development on three sides, and
is in an area of La Quinta which is developing in planned residential
communities. The loss of 14.6 acres of plant nursery is expected to have a less
than significant impact on agricultural resources in the region.
111. a) & b)
The proposed Tentative Tract Map will not generate emissions in excess of
South Coast Air Quality Management District (SCAQMD) thresholds for criteria
pollutants (see below) and therefore will not obstruct implementation of
applicable air quality management plans.
Ill.c) & d)
The single largest contributor to air quality impacts in the City is the automobile.
It is expected that the proposed project's primary air quality impact will be
associated with vehicle trips and construction dust.
The proposed project will result in the construction of 47 single family
residences, which will generate 450 trips at buildout2. Based on this trip
generation, the SCAQMD has established formulas to calculate emissions,
which are shown in the Table below.
Hearing Draft Riverside County General Plan, April, 2003.
Trip Generation, 6th Edition, Institute of Transportation Engineers, for category 210, Single Family Detached.
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
Running Exhaust Emissions
(pounds/day)
PM10 PM10 PM10
CO ROC NOx Exhaust Brakes Tires
50 mph 23.2 0.89 4.77 -- 0.10 0.10
5
Daily
Threshold 550 75 100 150
Based on 450 trips/day and average trip length of 10 miles, using EMFAC7G
Model provided by California Air Resources Board. Assumes catalytic light
autos at 75°F, year 2005. * Operational thresholds provided by SCAQMD
for assistance in determining the significance of a project and the need for
an EIR.
The proposed project will not exceed any threshold for the generation of moving
emissions, as established by the South Coast Air Quality Management District
in determining the need for an EIR. The impacts to air quality relating to
chemical pollution from the proposed project are not expected to be significant
at this time.
The construction of the proposed project will generate dust, which could impact
residents both on and off site. The Coachella Valley is a severe non -attainment
area for PM 10 (particulate matter of 10 microns or smaller).
The proposed project would result in the disturbance of up to 14.6 acres of
land. This has the potential to generate fugitive dust during the grading of the
site. Since the site is likely to be mass graded and the houses built in small
batches, potential also exists for ongoing fugitive dust for unbuilt areas. The
Valley's 2002 PM10 Plan adopted much stricter measures for the control of
dust both during the construction process and as an ongoing issue. These
measures will be integrated into conditions of approval for the proposed project.
These include the following control measures.
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM-1 Further Control of Emissions from Construction Activities:
Watering, chemical stabilization, wind fencing, revegetation,
track -out control
BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind
fencing, access restriction, revegetation
BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4 Paved Road Dust: Minimal track -out, stabilization of
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
unpaved road shoulders, clean streets maintenance
The contractor will be required to submit a PM 10 Management Plan prior to
initiation of any earth moving activity. In addition, the potential impacts
associated with PM 10 can be mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
2. Existing power sources should be utilized where feasible via temporary
power poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit
opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed
on an ongoing basis after the initiation of any grading activity on the site.
Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
7. Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion. Parkway landscaping on Avenue 52 shall be
installed with the first phase of development.
8. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
9. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour
10. The project proponent shall notify the City and SCAQMD of the start and
end of grading activities in conformance and within the time frames
established in the 2002 PM 10 Management Plan.
III. e) The construction of 47 residential units will not generate any objectionable
odors.
IV) a)-f)
The project site is currently developed as a plant nursery, and contains no native
vegetation. Further, the site is isolated, with development to the north and
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
west, as well as the northeast. No significant biological resources are expected
to occur on the site, nor is any significant habitat in existence there. The
impacts associated with biological resources are expected to be negligible.
V. a)-d)
A cultural resource survey was conducted for the proposed project site'. The
survey found no surficial evidence that cultural resources occur on the site.
However, since the possibility does occur that there are buried deposits on the
property, the following mitigation measure shall be implemented:
1. An archaeological monitor, meeting the City's qualifications, shall be
present during all on and off -site trenching, rough grading, clearing and
grubbing on the site. Proof of the retention of monitors shall be provided
the City prior to the issuance of the first earth moving activity permit on
the site. The archaeologist shall be empowered to stop or redirect earth
moving activities. The archaeologist shall be required to submit to the
Community Development Department, for review and approval, a written
report on all activities on the site prior to completion of the project.
VI. a) i)-iv)
A geotechnical report was prepared for the proposed project'. The geotechnical
analysis found that the soils on the project site are primarily silty sands, inter-
bedded with sandy silts and clayey silts. The site occurs in a Zone III
groundshaking zone. Although located in an area of high probability for
liquefaction, borings done for the study indicate that groundwater was not
encountered for a depth of 50 feet, and that liquefaction potential is therefore
considered low. The property, as with the rest of the City, will be subject to
significant ground movement in the event of a major earthquake. The City
Engineer will require the preparation of site -specific geotechnical analysis in
conjunction with the submittal of grading plans. This requirement will ensure
that impacts from ground shaking are reduced to a less than significant level.
VI. b)
The site is located in a severe blowsand hazard area, and will therefore be
subject to significant soil erosion from wind. The project proponent will be
required to implement the mitigation measures listed under air quality, above,
to guard against soil erosion due to wind. These mitigation measures will lower
the potential impacts associated with wind erosion to a less than significant
level.
3 "A Phase I Cultural Resources Investigation of Tentative Tract Map 30138 " prepared by McKenna et AI , January 2003
4 "Geotechnical Investigation Tentative Tract 30138;' prepared by Sladden Engineering. March 2003
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
VI. c)-e)
The geotechnical study found that the soils on the site are not expansive, and
will support the development proposed by the project proponent'. A number of
recommendations were made regarding the footings and foundations at the site.
The implementation of these recommendations will lower the potential impacts
associated with potentially unstable soils to a less than significant level.
VII. a)-h
The construction of single family homes will not generate significant amounts
of hazardous materials, or a risk of upset associated with those materials. The
City's household hazardous waste requirements will be implemented. No impact
associated with hazardous waste is expected as a result of the proposed
project.
VIII. a► & b)
The construction of 47 homes will not significantly impact water supply, nor
will it violate water or wastewater requirements. The project proponent will be
required to implement the City's water efficient landscaping and construction
provisions, which will ensure that the least amount of water is utilized within
the homes.
VIII. c) & d)
The proposed project will be responsible for the drainage of on and off site
flows, and has been designed to include retention areas along Avenue 52. The
City Engineer requires that these retention areas retain the 100-year storm on -
site, which is expected to lower potential impacts to a less than significant
level.
VIII. e)-g)
The construction of 47 homes will not have an impact on the City's storm
drainage system. The site is not located within a FEMA designated 100 year
storm area.
IX. a)-c)
The project will not divide an existing community. The project represents an
extension of the development boundary in the City, which is moving easterly.
The recently approved General Plan amendment for this property ensures that
the proposed development will be consistent with the General Plan, and with
the surrounding development pattern for the area.
X.a) & b)
[bid
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
The project site occurs outside the MRZ-2 Zone, and is not expected to contain
resources.
XI. a) & b)
The construction of 47 homes will have no significant effect on the noise
environment. The project will not generate either excessive noise levels or
ground borne vibration.
XI. c) The construction of the project will generate noise from construction equipment
and activities. Existing homes occur to the north of the site. In order to assure
that the residents of these homes are not impacted by construction activities,
the following mitigation measures shall be implemented:
1. Construction staging areas, and stationary equipment such as generators
and service areas, shall be located as far from existing residential units
as possible.
2. The construction hours stipulated in the City's noise ordinance shall be
strictly adhered to.
XI. d) & e)
The project site is not within the vicinity of an airport or airstrip.
XII. a)-c)
The proposed project will result in 47 housing units, which are likely to generate
about 110 residents. This increase in population is not significant, and is
consistent with projected growth in the City. No impacts are expected to
population and housing.
XIII. a)
Buildout of the site will have a less than significant impact on public services.
The proposed project will be served by the County Sheriff and Fire Department,
under City contract. Buildout of the proposed project will generate property tax
which will offset the costs of added police and fire services. The project will be
required to pay the mandated school fees in place at the time of issuance of
building permits. The impacts on parks will be less than significant, since the
lots are planned to be large, and the residents will be able to provide their own
amenities.
XIV. a) & b)
Recreational facilities in the City will not be impacted by the addition of about
110 residents. The existing. parks and public and private recreational facilities
in the City will be available to the residents for recreational activities.
XV. a► & b►
The proposed project will generate approximately 450 trips on a daily basis. At
PAGreg T\TM 30138JEWIT2003\Addendum465.wpd
buildout of the General Plan, Avenue 52 is expected to operate at acceptable
levels, and the trips generated by the proposed project will not significantly
impact these operational levels.
XV. c)-g►
The project will not impact air patterns. The design of the site does not create
any hazardous design features. The residences will be required to provide on -
site parking to meet the City's parking requirements. The proposed housing will
have access to the public transit available in the area.
XVI. a)-f)
Utilities are available at the project site. No significant impacts to utilities are
expected as a result of the proposed project.
XVII. a)
The project site has been a plant nursery for some time, and is not habitat for
sensitive species in the area. The proposed project will not, therefore, degrade
existing habitat for fish and wildlife.
XVll.b)
The proposed project supports the long term goals of the General Plan for a
variety of housing within the City.
XVII. c)
The project will not have considerable cumulative impacts, and will not exceed
those impacts identified in the General Plan EIR for this area of the City, or the
City as a whole.
XVII. d)
The proposed project has the potential to adversely affect human beings, due
to air quality and noise impacts during the construction process. Since the
Coachella Valley is in a non -attainment area for PM 10, which can cause
negative health effects, Section III), above, includes a number of mitigation
measures to reduce the potential impacts on air quality to a less than significant
level. Noise mitigation measures are also included, to protect existing residential
land uses to the north.
P:\Greg T\TM 30138JEWIT2003\Addendum465.wpd
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a
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 SUBDIVISION OF
14.69 ± ACRES INTO 47 SINGLE FAMILY AND OTHER
COMMON LOTS LOCATED ON THE NORTH SIDE OF
AVENUE 52, APPROXIMATELY 0.5 MILES EAST OF
JEFFERSON STREET
CASE: TENTATIVE TRACT MAP 30138
APPLICANT: DAN JEWITT
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 81h day of July, 2003, hold duly noticed Public Hearing to consider a
request by Dan Jewitt for the Jewitt/Logan Family Trust to create 47 single family and
other common lots on 14.69 ± developed acres located at 80-600 Avenue 52 in a
Low Density Residential Zoning District, more particularly described as:
APN: 772-270-009
Portion of SE 1 /4 of Section 4, T6S, R7E, SBBM
WHEREAS, on December 6, 2002, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment for a 24-lot single family subdivision. All written comments are on file with
the Community Development Department; and
WHEREAS, on April 25, 2003, a revised subdivision map of 47 single-
family lots was submitted to the Community Development Department replacing the
initial 24-lot single family subdivision; and
WHEREAS, on May 6, 2003, the City Council redesignated this property
from Very Low Density Residential to Low Density Residential under General Plan
Amendment 2003-089 and Zone Change 2003-110 based on adoption of Resolution
2003-24 and Ordinance #382; and
WHEREAS, the City's Historic Preservation Commission reviewed the
applicant's Cultural Resources Assessment on May 15, 2003, determining site
monitoring was necessary during grading activities pursuant to adoption of Minute
Motions 2003-006; and
WHEREAS, the City's Architecture and Landscape Review Committee
reviewed this project on June 4, 2003, and could not reach a consensus on the
GATr 30138 Jewitt 2002\ResoPC T30138 Jewitt.wpd - Greg
Planning Commission Resolution 2003-_
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 2
parkway landscaping because only two members were present. Therefore, no
recommendation is being transmitted to the Planning Commission; and
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun Newspaper on June 16, 2003, for the July 8, 2003
Planning Commission meeting as prescribed by Section 13.12.100 (Public Notice
Procedure) of the Subdivision Ordinance. Public hearing notices were also mailed to
all property owners within 500 feet of the tract map site. To date, no comments have
been received from adjacent property owners; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2002-465. Based upon this Assessment, the
project will not have a significant adverse effect on the environment; therefore, a
Mitigated Negative Declaration is recommended. A Notice of Intent to Adopt a
Mitigated Negative Declaration was posted with the Riverside County Recorder's office
on June 16, 2003, as required by Section 15072 of the California Environmental
Quality Act statutes; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said Planning
Commission did make the following Mandatory Findings to justify a recommendation
to the City Council for approval of said Map:
Finding A - Consistency with General Plan, Zoning Code and any applicable Specific
Plans.
The property is designated Low Density Residential (LDR) which allows up to four
residential units per acre. The Land Use Element of the General Plan encourages
differing residential developments throughout the City. This project is consistent with
the goals, policies and intent of the La Quinta General Plan insofar as the creation of
0.2 + square foot residential lots (3.1 dwelling units per acre) will provide another type
of housing market for La Quinta residents. Conditions are recommended requiring on -
and off -site improvements based on the City's General Plan Circulation Element
provisions.
The property is designated Low Density Residential (RL) and is consistent with the
City's General Plan Land Use Element in that lots exceed the City's minimum of 7,200
square feet. No houses are proposed for the project under this application. However,
each proposed lot is large enough to support building detached housing units that are
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Planning Commission Resolution 2003-_
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 3
a minimum size of 1,400 square feet, excluding garage parking areas.
All plans for future single family homes shall be consistent with the provisions of the
Zoning Code in effect at the time building permits are acquired. The development of
the project, as conditioned, will be compatible with the surrounding area.
Finding B - Site Design and Improvements
Infrastructure improvements to serve this project are located in the immediate area and
will be extended based on the recommended Conditions of Approval. The private loop
street will provide access to each single family lot in compliance with City
requirements, as prepared.
Improvements on Avenue 52 will be guaranteed as required by the City's General Plan
Circulation Element at the time the final map is considered pursuant to Section
13.20.100 of the Subdivision Ordinance. Provisions shall be made to the map's
design to allow the project to be gated, ensuring adequate vehicle stacking and
turnaround areas.
The subdivision layout is consistent with the Land Use Vision Statement in the City's
General Plan, which focuses on the facilitation and integration of development, through
desirable character and sensitive design residential neighborhoods to enhance the
existing high quality of life.
Findings C through_E - Compliance with the California Environmental Quality Act
Various environmental studies were prepared for this project, and after careful
evaluations, the Historic Preservation Commission and various City Departments have
determined that the proposed Map could not have a significant adverse impact on the
environment provided that recommended mitigation is required pursuant to
Environmental Assessment 2002-465.
Finding F - Public Health Concerns
The design of the proposed subdivision map and related improvements are not likely
to cause serious public health problems, in that responsible agencies have reviewed
the project for these issues with no significant concerns identified. The health, safety
and welfare of current and future residents can be assured based on the recommended
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Planning Commission Resolution 2003-_
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 4
conditions, which serve to implement mitigation measures for the project. The Fire
Department has evaluated the street design layout and approve of to the project as
planned.
Site improvements comply with City requirements, provided on -site water retention is
handled in common basin(s). Dust control measures shall be required during any
further on -site construction work as required by Chapter 6.16 of the Municipal Code.
The site is physically suitable for the proposed land division, as the area is relatively
flat and without physical constraints, and the Map design is consistent with other
surrounding parcels.
That under the City's policy for parks and recreation development, found in the City's
General Plan (Chapter 5), the City's goal is to provide three (3) acres of park land per
1,000 residents pursuant to Policy 2; this project will provide payment to the City for
usable open space outside the Tract's boundary which is allowed pursuant to Chapter
13.48 of the Subdivision Ordinance.
Finding G - Site Design (Public Easements)
Public easements will be retained and required in order to construct any houses on the
proposed lots, ensuring adequate facilities for future homeowners in compliance with
Section 13.24.100 of the Subdivision Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
said Planning Commission in this case; and
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2002-465 in that no significant effects on the
environment were identified, provided mitigation measures are met; and
3. That it does hereby recommend approval of the above -described Tentative Tract
Map 30138 for the reasons set forth in this Resolution and subject to the
attached Conditions of Approval.
GATr 30138 Jewitt 2002\ResoPC T30138 Jewittmpd - Greg
Panning Commission Resolution 2003-_
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 5
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 81" day of July, 2003, by the following vote,
to wit:
AYES:
NOTES:
ABSENT:
ABSTAIN:
, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
G:\Tr 30138 Jewitt 2002\ResoPC T30138 Jewitt.wpd - Greg
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 30138, DAN JEWITT
J U LY 8, 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 Sections 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 la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Planning Commission Resolution 2003-_
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be required
to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on -site 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 shall be approved by the City
Engineer prior to any on -site or off -site 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. The tentative map shall expire within two years, unless an extension is granted
per Section 13.12.150 of the Subdivision Ordinance.
Planning Commission Resolution 2003-_
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 3
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
Avenue 52 (Primary Arterial, 1 10' ROW) - No additional right of way is 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:
PRIVATE STREETS - Property line shall be placed at the back of curb similar to
the lay out shown on the tentative tract map. Use of smooth curves instead of
angular lines at property lines is recommended. Private Residential Streets
measured at gutter flow line shall have a 36-foot travel width. Curve radii for
curbs at all street intersections shall not be less than 25 feet.
11. Right of way geometry for knuckles turns and property line corner cut -backs at
curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
12. 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.
13. 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
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 4
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.
14. 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.
15. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
Avenue 52 (Primary Arterial) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
16. 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.
17. 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.
18. Direct vehicular access to Avenue 52 from any portion of the site from frontage
along Avenue 52 is restricted, except for those access points identified on the
tentative tract map, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map.
19. 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.
20. 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 30138, Dan Jewitt
Adopted: July 8, 2003
Page 5
FINAL MAPS
21. 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.
22. 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.
23. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
C. On -Site Rough Grading/Storm
Drainage Plan: 1 " = 40' Horizontal
D. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 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.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top of Wall
& Top of Footing elevations shown. All footings shall have a minimum of 1-foot
of cover, or sufficient cover to clear any adjacent obstructions. Additionally, a
hydrology/hydraulic report shall be submitted and all pipe and catch basin sizing
shall be provided on the improvement plan.
24. 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.
25. 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
26. Prior to the conditional approval of any Final Map, or the issuance of any
permit(s), 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.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 7
27. 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.
28. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
29. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
30. 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.
31. 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.
32. 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
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 8
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
33. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
34. 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.
35. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a Soils Engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
36. 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.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 9
37. 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
0 8") behind the curb.
38. 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.
39. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
40. 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.
41. 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.
42. 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 back
slope (ie the slope at the back of the landscape lot) which shall not exceed 2:1
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 10
if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) feet of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall
be depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
DRAINAGE
43. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100-year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
The maximum allowable water depth when the design storm is contained is five
(5) feet.
44. 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.
45. 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.
46. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
47. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
48. 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. Additionally, the applicant's
preliminary hydrology report is approved with the following conditions: 1) Enlarge
the retention basin to provide 5 feet maximum water depth; and 2) Submittal of
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 11
a final hydrology report for approval at time of improvement plan submittal.
Drainage system pipe and catch basin sizing shall also be provided on the
improvement plans.
49. 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.
50. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
51. 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.
52. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
53. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
54. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all aboveground 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.
55. 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.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 12
STREET AND TRAFFIC IMPROVEMENTS
56. 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.
57. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
OFF -SITE STREETS - Avenue 52, (Primary Arterial, Option A; 1 10' R/W)
Widen the north side of the street along all frontage adjacent to the Tentative
Tract Map boundary to its ultimate half street width on the north side of the
street as specified in the General Plan and the requirements of these conditions.
The north curb face shall be located forty-three feet (43') north of the centerline,
except at locations where additional street width is needed to accommodate a
required Sunline Transit Agency bus turnout.
Other required improvements in the Avenue 52 right of way and/or adjacent
landscape setback area include:
A) All appurtenant components such as, but not limited to: curb, gutter
traffic control striping, legends, and signs, plus a single overhead street light
at each street connecting to Avenue 52.
B) Construct 8-foot meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and convex
curves with respect to the curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and 300 feet, and at
each point of reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
The applicant is responsible for construction of all improvements mentioned
above. The development is eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies established for that
program. The cost of improvements expended by the applicant from the
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 13
centerline of Avenue 52 to within 20 feet of the outer curb face is eligible for
reimbursement. The applicant is responsible for the remaining cost of the
improvements.
PRIVATE STREETS - Construct full 36-foot wide travel width improvements
measured from gutter flow line to gutter flow line, within the approved right of
way where the residential streets are double loaded.
58. All gated entries shall provide for a two -car minimum stacking capacity for
inbound traffic; and shall provide for a full turnaround 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.
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.
59. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Residential - 3.0" a.c./4.5 c.a.b.
Primary Arterial - 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
60. 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
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 14
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
61. General access points and turning movements of traffic are limited to the
following:
A. Avenue 52 Primary Entry (approximately 3,140 feet east of Jefferson
Street): right turn in, right turn out, and left turn in from Avenue 52 into the
site. Left turn out from the entry is prohibited.
B. Avenue 52 Secondary Entry (approximately 2,800 feet east of Jefferson
Street): right turn in and right turn out. Left turn in and out from the entry
is prohibited.
62. 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.
63. 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.
64. Standard knuckles and corner cutbacks shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
65. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
66. 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
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 15
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPING
67. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
68. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas. The developer and subsequent property owners►
shall continuously maintain all required landscaping in a healthy and viable
condition as required by Section 9.60.240(E3) of the Zoning Code.
69. 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.
70. 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.
71. Parkway shade trees shall be delivered to the site in 24-inch wide or larger boxes
with minimum 2.0-inch calipers. Trees shall be a minimum height of ten feet
once installed and double -staked with lodge poles to protect against damage from
gusting winds. Parkway palm trees shall have a minimum brown trunk height of
eight feet. Uplighting of the palm trees is encouraged. Undulating mounding, up
to 36-inches, shall occur along Avenue 52 pursuant to Section 9.60.240(F) of
the Zoning Code.
72. Front 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),
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 16
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 in their front yard through the use of desertscape materials. The
conceptual front yard landscape plan shall be approved by the Community
Development Department before working drawings are submitted to the
Community Development Department for approval.
73. Vines shall be planted along the length of the parkway wall (e.g., average 25 feet
on center) to add texture and color to the perimeter planting.
74. Decorative details shall be added to the Avenue 52 entry gates to improve their
overall appearance (e.g., scrolled metal, copper overlay, etc.), subject to approval
of the Community Development Director. Walls within 25 feet of the entry gates
shall include texture changes (or reveals) to augment gating detail upgrades.
Pilaster shall be added to the Avenue 52 wall at 60-foot intervals. Perimeter
tract walls shall be constructed before the 10th house is ready to be occupied.
75. Existing site vegetation on the project's perimeter shall be retained in place,
unless noted otherwise on the grading plan.
QUALITY ASSURANCE
76. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
77. 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.
78. 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.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 17
79. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall
have all AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
80. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
81. 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
82. 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.
83. 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).
84. Prior to completion of any approval process for modification of boundaries of the
property or lots subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay the
cost of such reapportionment.
85. The developer shall pay school mitigation fees based on their requirements. Fees
shall be paid prior to building permit issuance by the City.
86. The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed by the City Council.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 18
87. The applicant shall comply with the provisions of Section 13.48 (Park
Dedications) of the La Quinta Municipal Code prior to final map recordation.
FIRE DEPARTMENT
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. 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. All questions regarding the
meaning of the Fire Department conditions should be referred to the Fire Department
Planning & Engineering staff at (760) 863-8886.
88. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 660 feet apart with no portion of any lot frontage more
than 330 feet from a hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-
hour duration at 20 psi.
For any building with public access (e.g., recreation halls, clubhouses, gatehouse,
maintenance and/or commercial buildings), Super fire hydrants are to be placed
no closer than 25 feet and not more than 165 feet from any portion of the first
floor of said building following approved travel ways around the exterior of the
building. Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20
psi.
89. Blue dot retro-reflectors shall be placed in the street 8-inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
90. Buildings that are 5,000 square feet and larger, other than single family houses,
shall be fully sprinkled (NFPA 13 Standard). If required, sprinkler plans will need
to be submitted to the Fire Department. Area separation walls may not be used
to reduce the need for sprinklers.
91. Any turnaround requires a minimum 38-foot turning radius.
92. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
93. The minimum dimension for access roads is 20 feet clear and unobstructed width
and a minimum clearance of 13'-6" in height.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 19
94. Any gate providing access from a road to a driveway shall be located at least
35'-0" setback from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Where one-way road with a single traffic
lane provides access to a gate entrance, a 38-foot turning radius shall be used.
95. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic gate pins shall be rated with a shear pin force,
not to exceed 30 pounds. Gates activated by the rapid entry system shall remain
open until closed by the rapid entry system. Automatic gates shall be provided
with backup power. A separate pedestrian access gate is also required.
96. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
materials being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
97. 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.
98. Building plan check (nonresidential, if any) is to run concurrent with the City of
La Quinta plan check.
MISCELLANEOUS
99. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
100. All mitigation measures included in Environmental Assessment 2002-465 are
hereby included in this approval.
101. Housing units for the tract shall be reviewed and approved by the Architecture
and Landscape Review Committee and Planning Commission per Section
9.60.330 (Tract Development) or Section 9.60.340 (Custom Homes) of the
Zoning Code (e.g., Business Item). The siting of any two story houses is subject
to approval by the Planning Commission during review of a Site Development
Permit.
Planning Commission Resolution 2003-
Conditions of Approval - Recommended
Tentative Tract Map 30138, Dan Jewitt
Adopted: July 8, 2003
Page 20
102. A permit from the Community Development Department is required for any
temporary or permanent tract signs. Uplighted tract ID signs are allowed subject
to the provisions of Chapter 9.160 of the Zoning Ordinance.
103. The Community Development and Public Works Directors may allow minor design
changes to final map applications that include a reduction in the number of
buildable lots, changes in lot sizes, relocation of common open space areas or
other required public facilities (e.g., CVWD well sites, etc.) and changes in the
alignment of street sections, provided the applicant submits a Substantial
Compliance Application to the Public Works Department during plan check
disclosing the requested changes and how the changes occurred. These changes
shall be conveyed to the City Council when the map is presented for recordation
consideration.
104. Prior to submitted the Final Map for plan check consideration, the following
corrections and/or information shall be provided:
A. Two copies of the draft Covenants, Conditions and Restrictions (CC&R's).
The City Attorney shall approve the document prior to approval of the final
map by the City Council. The CC&R's shall contain language reflecting the
following provisions: "On -street parking of any recreational vehicles (e.g.,
boats, motor homes, trailers, buses, campers, mobile homes, inoperable
vehicles, or other similar vehicles) shall be prohibited at all times within the
residential tract. Parking for such vehicles shall be restricted to storage on
the property behind a masonry wall of not less than six feet in height which
is equipped with a solid gate that shields the subject vehicle from view from
the street. Temporary parking in individual driveways is permitted for a
maximum of 24 hours as RV's are prepared for use or storage."
B. A minimum of three street names shall be submitted for each private street
shown on the Map exhibit. A list of the names in ranking order shall be
submitted to the Community Development Department for approval.
ATTACHMENTS
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MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
, 2003 10:00 a.m.
TO ORDER
A. 1 meeting of the Architectural an caping Review Committee
w llled to order at 10:07 a. Planning Manager Oscar Orci
who I e flag salute.
B. Committee hers pr Dennis Cunningham, and David Thoms.
It was m d seconded by Committee Members
Thoms/Cunningh excuse Committee Member Bobbitt.
C. Staff prese lann Manager Oscar Orci, Associate Planners
Wallace t, Greg sdell and Martin Magaria, and Executive
Secre etty Sawyer.
PUBLI MENT: None.
RMATION OF THE AGENDA:
ONSENT CALENDAR:
1. Staff asked if there were any changes to the Minutes of April 2, 2003.
There being no corrections, it was moved and seconded by Committee
Members Cunningham/Thom to approve the Minutes as submitted.
ESS ITEMS:
Tentative Tract Map 30138; a request for review of Avenue 52
parkway landscaping plans for the north side of Avenue 52,
approximately 0.5 miles east of Jefferson 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 Mr.
Dan Jewitt, the applicant, who stated he was available to
answer questions.
2. Committee Member Cunningham asked about the entry gates.
Staff explained they consisted of tubular metal.
Architecture and Landscaping Revuew Committee
June 4, 2003
3. Committee Member Thorns asked if the columns were repeated
down the street. Staff stated they would be carried down the
wall. Committee Member Thorns stated the wall appeared to be
boring, lacking enough contrast at the entry. Mr. Jewitt stated
the landscaping growth would hide the wall in six months.
4. Committee Member Cunningham concurred that the gates
lacked detail, but as they were set back and the planting
material would grow and cover the walls, the split face has
been a good wall design for that area. Mr. Jewitt stated the
landscaping will carry the look.
5. Committee Member Thorns stated he could not support the
perimeter walls or gates for the entry statement as submitted.
The gate and wall system need a more contrasting appearance.
Mr. Jewitt stated it is consistent with other projects that are
within five miles. Committee Member Thoms stated it is not
the job of this Committee to design the elements. The gate
system and entrance wall are plain. The wrought iron members
seem splindly, and it is a weak iron system in appearance.
6. Committee Member Cunningham suggested the top wrought
iron member be at three inches and the verticals at two to
enhance the look.
7. Committee Member Thorns stated the gates need to be
designed; the columns need to be a different finish.
8. There being no further discussion and the members unable to
come to a consensus, the following is the recommendation to
the Planning Commission:
a.
1001
Committee Member Cunningham liked the design with
the brown slumpstone as he believes the wall blends in
with the surrounding developments. As the gate system
is set back in from the street, he has no problem with the
design.
Committee Member Thorns does not recommend the
design as presented. The gate system is weak in its
presentation; the wall system needs a contrasting
appearance.
G:\WPDOCS\ARLC\6-4-03 WD.doc
PH #E
PLANNING COMMISSION
STAFF REPORT
DATE: J U LY 8, 2003
CASE NO.: TENTATIVE TRACT MAP 29053, EXTENSION #3
APPLICANT: TRANS WEST HOUSING, INC. (PREVIOUSLY LA QUINTA
JEFFERSON FIFTY)
ENGINEER: WARNER ENGINEERING
LOCATION: NORTHWEST OF THE INTERSECTION OF JEFFERSON
STREET AND AVENUE 50
REQUEST: THIRD ONE YEAR EXTENSION OF TIME FOR A TENTATIVE
TRACT MAP WHICH CREATES 103 SINGLE FAMILY LOTS
ON 33 + ACRES.
ENVIRONMENTAL
CONSIDERATIONS: A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL
ASSESSMENT 98-375 WAS CERTIFIED BY THE CITY
COUNCIL ON JUNE 1, 1999, FOR TENTATIVE TRACT MAP
29053, GENERAL PLAN AMENDMENT 98-060, ZONE
CHANGE 98-060, SPECIFIC PLAN 98-034 AND PARCEL
MAP 29052 IN COMPLIANCE WITH THE REQUIREMENTS
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF
1970, AS AMENDED. THIS REQUEST IS IN
CONFORMANCE WITH THAT APPROVAL AND NO
CHANGED CIRCUMSTANCES OR CONDITIONS EXIST
WHICH WOULD TRIGGER THE PREPARATION OF
SUBSEQUENT ENVIRONMENTAL REVIEW PURSUANT TO
PUBLIC RESOURCES CODE SECTION 21166.
ZONING: RL (LOW DENSITY RESIDENTIAL)
GENERAL PLAN
DESIGNATION: LDR (LOW DENSITY RESIDENTIAL 2-4 D.U./AC)
p:\stan\tt 29053 ext 3 pc rpt.wpd
SURROUNDING ZONING
AND LAND USES: NORTH:
SOUTH:
EAST:
WEST
BACKGROUND:
RL / GOLF COURSE UNDER CONSTRUCTION
IN RANCHO LA QUINTA COUNTRY CLUB
TC (TOURIST COMMERCIAL) / PALMILLA
PROJECT
CC AND COMMERCIAL / SP 98-034
(COMMERCIAL SITE) / AND SHOPPING
CENTER AND VACANT LAND IN THE CITY OF
INDIO
RL / RESIDENTIAL SUBDIVISION UNDER
CONSTRUCTION
The property, northwest of the intersection of Jefferson Street and Avenue 50, has
been graded with construction of the first phase just beginning. Adjacent to the south
and east of the property is a vacant commercial site approved for a shopping center
under Specific Plan 98-034. This applicant recently purchased the property from La
Quinta Jefferson Fifty, who previously purchased the property from Lundin
Development, the original developer. Trans West Housing is also developing the land
to the west and has constructed other projects in the city.
The City Council approved this Tentative Tract Map for 103 single family on June 1,
1999. At the same time a General Plan Amendment and Zone Change from
Community Commercial to Low Density Residential was approved to allow this tract
map. The first phase consisting of 43 residential lots and the retention and water well
site has been recorded. No construction has taken place to date.
A one year time extension was approved by the City Council on May 15, 2001, and
July 16, 2002, for this Tentative Tract Map.
Project Request
Proposed is a third one year extension of time to record the final tract map. The
Tentative Tract has 103 single family lots varying from 7,704 to 11,857 square feet
(average 9,009 square feet) at a density of 3.1 dwelling units per acre. The majority
of lots are 80 feet wide and a minimum of 105 feet deep. Other miscellaneous lots
will be created for the private streets, and common area landscaping, including 20
foot deep lots adjacent to Avenue 50 and Jefferson Street. The tract has unsignalized
street access from Jefferson Street, with a signal allowed at the Avenue 50 access.
These accesses are connected and act as a collector street for cul-de-sacs. Streets
are to be private and gated at Jefferson Street and Avenue 50. A 3.9 acre irregularly
shaped retention basin lot and .5 acre Coachella Valley Water District well site lot are
shown at the southeast corner of the site adjacent to an approved shopping center.
p:\stan\tt 29053 ext 3 pc rpt.wpd
Staff Comments
The Public Works Department is recommending an amendment to condition 46.A.2
changing the meandering sidewalk width on Avenue 50 from 6-feet to 8-feet and
clarifying the design requirements for the sidewalk.
Public Notice
This request was advertised in the Desert Sun Newspaper on June 29, 2002, and
mailed to all property owners within 500 feet around the project boundaries. To date,
no correspondence has been received. Any comments received will be handed out at
the meeting.
Public Agency Review
The request was sent out for comments, with any pertinent comments received
incorporated into the Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to recommend approval of the one year extension of time can be
made as noted in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2003-_, recommending to the City Council,
approval of Extension #3 to Tentative Tract 29053, subject to the attached conditions
of approval.
Attachments:
1 . Location Map
3. Tentative Tract Map 29053 (large maps for Planning Commission only)
Prepared by:
Stan B. Sawa, Principal Planner
pAstan\tt 29053 ext 3 pc rpt.wpd
PLANNING COMMISSION RESOLUTION 2003-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING APPROVAL OF A THIRD ONE
YEAR EXTENSION OF TIME FOR A TENTATIVE
TRACT MAP ALLOWING 103 SINGLE FAMILY
LOTS ON 33 NET ACRES
CASE NO.: TRACT 29053, EXTENSION #3
TRANS WEST HOUSING, INC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8T" day of July, 2003, hold a duly noticed Public
Hearing to consider the request of Trans West Housing, Inc., for approval of
a one year extension of time for a Tentative Tract Map that creates 103
single family lots (34 lots recorded) and miscellaneous lots on 33 net acres in
the RL Low Density Residential Zone, located northwest of the intersection
of Jefferson Street and Avenue 50, more particularly described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, the City Council of the City of La Quinta, California,
did on the 16T" day of July, 2002, approve a one year extension of time for
this Tentative Tract Map, subject to conditions; 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 83-68), in that a Mitigated
Negative Declaration of Environmental Impact for Environmental Assessment
98-375 was certified by the City Council on June 1, 1999, for Tentative
Tract Map 29053, General Plan Amendment 98-060, Zone Change 98-060,
Specific Plan 98-034 and Parcel Map 29052 in compliance with the
requirements of the California Environmental Quality Act of 1970, as
amended. This request is in conformance with that approval and no changed
circumstances or conditions exist which would trigger the preparation of
subsequent environmental review pursuant to Public Resources Code Section
21 166; and,
WHEREAS, at said Public Hearing, upon hearing and considering
all testimony and arguments, if any, of all interested persons wanting to be
heard, said Planning Commission did make the following mandatory findings
of approval to justify a recommendation for approval of said extension to the
Tentative Tract Map:
PAstan\tt 29053 ext #3 pc res.doc
Planning Commission Resolution No. 2003-
Tentative Tract 29053, Extension #3 — Trans West Housing
Adopted: July 8, 2003
1. The map is consistent with the General Plan in that the lots are
designated and to be used for Low Density Residential use. The
development and improvements of the lots will comply with applicable
development standards regarding setbacks, height restrictions,
density, grading, access, streets, etc.
2. The design and proposed improvements of the map is consistent with
the General Plan in that the development and improvements of the lots
will comply with applicable development standards regarding setbacks,
height restrictions, density, grading, access, streets, etc.
3. The design of the subdivision and improvements are not likely to
cause environmental damage or substantially and avoidably injure fish,
or wildlife, or cause serious public health problems since mitigation is
required by the Mitigated Negative Declaration (EA 98-375), including
noise mitigation adjacent to Jefferson Street and Avenue 50. This will
be provided by berming, lowering of the adjacent residential pads, and
construction of garden and retaining walls.
4. The design of the map or types of improvements are not likely to
cause serious public health problems because the development of the
land will require compliance with all health related requirements
including provisions for sewers and water.
5. The design of the map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the
Map since none presently exist and new easements as needed will be
provided and recorded.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does recommend to the City Council approval of a third one
year extension of time for Tentative Tract Map 29053 for the reasons
set forth in this Resolution and subject to the attached conditions.
Planning Commission Resolution No. 2003-
Tentative Tract 29053, Extension #3 — Trans West Housing
Adopted: July 8, 2003
PASSED, APPROVED and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 8T" day of July, 2003, by the
following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED: JULY 8, 2003
GENERAL
1. The subdivider 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 tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Tentative Tract Map 29053 shall comply with the requirements and standards
of § § 66410 through 66499.58 of the California Government Code (the
Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
3. Prior to the issuance of a grading, construction or building permit, or approval of
the final map by the City Council, the applicant shall obtain permits and/or
clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
4. The applicant shall comply with the terms and requirements of the infrastructure
fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
5. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction or proper functioning of the proposed development. Conferred
rights shall include irrevocable offers to dedicate or grant access easements to
the City for emergency services and for maintenance, construction, and
reconstruction of essential improvements.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Right of way dedications required of this development include:
A. Jefferson Street - 60-foot half of a 120-foot right of way. In addition, the
owner shall make an irrevocable offer to grant an additional 17 feet of right
of way, (not to exceed 250 feet in length), for future southbound turn lanes
at the Avenue 50 intersection.
B. Avenue 50 - 50-foot half of a 100-foot right of way
C. Interior Collector Street - 41 feet undivided, 67 feet for divided sections.
D. Other interior Street Lots - 37 feet plus additional for turn knuckle.
E. Culs de sac radii - 38.5 feet.
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.
If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant interim easements to those
areas within 60 days of written request by the City.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
8. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five
feet with the concurrence of HD.
9. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Jefferson Street - 20 feet
B. Avenue 50 - 20 feet
The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall vacate abutter's rights of access to public streets and
properties from ail frontage along the streets and properties except access points
shown on the approved tentative map..
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
13. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners
14. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and the
date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
FINAL MAP(S) AND PARCEL MAP(S)
15. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize
standard AutoCad menu items so they may be fully retrieved into a basic
AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
16. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." All plans except precise
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. "Landscaping" plans shall
normally include irrigation improvements, landscape lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
18. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
19. Depending on the timing of development of the parcels created by this map and
the status of off -site improvements at that time, the subdivider may be required
to construct improvements, to reimburse the City or others for the cost of the
improvements, to secure the cost of the improvements for future construction
by others, or a combination of these methods.
20. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
21. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, development -wide
improvements shall not be agendized for final acceptance until the City receives
confirmation from the telephone authority that the applicant has met all
requirements for telephone service to lots within the development.
22. If improvements are phased with multiple final maps or other administrative
approvals (e.g., a Site Development Permit), off -site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase and subsequent phases
unless a construction phasing plan is approved by the City Engineer.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
23. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
24. The applicant's obligations for portions of the required improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
GRADING
25. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
located within or immediately adjacent to a flood hazard area as identified on the
City's Flood Insurance Rate Maps, the development shall be graded to ensure
that all building pads, including basement and garage areas, are above the level
of the project flood. Prior to issuance of building permits for lots which are so
located, the applicant shall receive Conditional Letters of Map Revision based on
Fill (CLOMR/F) from FEMA. Prior to final acceptance by the City of subdivision
improvements, the applicant shall have received final LOMR/Fs for all such lots.
26. The applicant shall furnish a preliminary geotechnical ("soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by a
soils engineer or engineering geologist. The plan must be approved by the City
Engineer prior to issuance of a grading permit. A statement shall appear on final
maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
27. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
28. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet. If compliance with this
requirement is impractical, the City will consider and may approve alternatives
which minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
29. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
30. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
31. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a civil engineer or surveyor. The
certifications shall list approved pad elevations, actual elevations, and the
difference between the two, if any. The data shall be organized by lot number
and shall be listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
32. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
33. Stormwater falling on site during the 100-year storm shall be retained within the
development unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public streets. The design
storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest
total run off.
34. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots
2 %2 acres in size or larger or where the use of common retention is impracticable.
If individual -lot retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
35. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
37. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
38. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
39. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
City Engineer. The sand filter and leechfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
40. in developments for which security will be provided by public safety entities
(e.g., the La Quinta Safety Department or the Riverside County Sheriff's
Department), retention basins shall be visible from adjacent street(s). No fence
or wall shall be constructed around basins unless approved by the Community
Development Director and the City Engineer.
41. If the applicant proposes discharge of stormwater directly or indirectly to the La
Quinta Evacuation Channel or the Whitewater Drainage Channel, the applicant
and, subsequently, the Homeowners' Association shall be responsible for any
sampling and testing of the development's effluent which may be required under
the City's NPDES Permit or other City- or area -wide pollution prevention program,
and for any other obligations and/or expenses which may arise from such
discharge. If such discharge is approved for this development, the applicant shall
make provisions in the CC&Rs for meeting these potential obligations.
UTILITIES
42. The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures including, but not limited to, traffic signal
cabinets, electrical vaults, water valves, and telephone stands, to ensure
optimum placement for aesthetic as well as practical purposes.
43. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
44. Underground utilities shall be installed prior to overlying hardscape. The applicant
shall provide certified reports of trench compaction for approval of the City
Engineer.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
STREET AND TRAFFIC IMPROVEMENTS
45. The City is contemplating adoption of a major thoroughfare improvement
program. Any property within this development which has not been subdivided
in accordance with this tentative map 60 days after the program is in effect shall
be subject to the program as determined by the City.
46. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1► Jefferson Street (Major Arterial) - Construct 51-foot half of a 102-foot
improvement (travel lanes plus median) plus an 8 6-foot meandering
sidewalk. The meandering sidewalk shall have an arrhythmic
horizontal layout that utilizes concave and convex curves with respect
to the curb line that either touches the back of the curb or approaches
within five feet of the curb at intervals not to exceed 250 feet. The
sidewalk curvature radii should vary between 50 and 300 feet, and at
each point of reverse curvature the radius should change to assist in
creating the arrhythmic layout The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the perimeter wall
at intervals not to exceed 250 feet.
2) Avenue 50 (Primary Arterial) - Construct 38-foot half of a 76-foot
improvement (travel lanes plus median) plus an 8 6-foot meandering
sidewalk. The meandering sidewalk shall have an arrhythmic
horizontal layout that utilizes concave and convex curves with respect
to the curb line that either touches the back of the curb or approaches
within five feet of the curb at intervals not to exceed 250 feet. The
sidewalk curvature radii should vary between 50 and 300 feet, and at
each point of reverse curvature the radius should change to assist in
creating the arrhythmic layout The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the perimeter wall
at intervals not to exceed 250 feet.
3) Jefferson Street/Avenue 50 Intersection - Responsibility for 17.5% of
the cost of signal improvements plus a proportionate share, with the
remainder of the specific plan area, of any other improvements or
modifications which may be warranted by the timing and traffic
loadings imposed by development of the specific plan area.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
4) Avenue 50/Lot I Intersection - Responsibility for 50% of the cost of
signal and other intersection improvements. This responsibility may
be shared with the adjacent property on this side of the street if that
property is allowed and utilizes shared access to this intersection.
5) In the event any of the above improvements are constructed by the
City prior to the applicant recording a final map, the applicant shall
reimburse the City, at the time the final map is approved by the City
Council for the cost of that portion of the improvements constructed
by the City that are required by these conditions of approval.
B. ON -SITE STREETS AND CULS DE SAC (Private)
1) Collector Street - Divided sections shall have 20-foot-wide opposing
travel lanes with an 18-foot median. The remainder shall have a forty -
foot travel width.
2) Cul de sac Streets - Thirty six-foot travel width plus additional for turn
knuckle.
3) Cul de sac curb radius: thirty eight -feet.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
47. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street at Lot I - Right & left in/right out.
B. Avenue 50 at Lot I - Full -turn access (with signal).
C. Connection of Lot I with Parcel 4 of Parcel Map 29052 - As granted by the
owner of that property and approved by the City Engineer
48. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians, street name signs, and sidewalks. Mid -block
street lighting is not required.
49. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
50. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
51. Street right of way geometry for knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #801 and #805 respectively
unless otherwise approved by the City Engineer.
52. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. Unused curb cuts on any lot shall be restored to
normal curbing prior to final inspection of permanent building(s) on the lot.
53. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
54. The City will conduct final inspections of homes and other 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 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 tract or when directed by the City, whichever comes first.
LANDSCAPING
55. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas. Mounding of public street perimeter setback areas
shall be provided per Zoning Code requirements where feasible.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect and approved by the Community Development and Public Works
Departments.
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
58. The applicant shall provide public transit improvements if and as required by
Sunline Transit and/or the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality assurance measures which meet
the approval of the City Engineer.
60. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
61. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans
and specifications.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement and private street plans which were
signed by the City Engineer. Each sheet shall be clearly marked "Record
Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by
the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the CAD or raster -image files previously submitted to the
City to reflect as -constructed conditions.
MAINTENANCE
63. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site and perimeter setback improvements. This shall include formation of a
homeowner's association or other enforceable arrangement acceptable to the
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RESOLUTION 2003-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053, EXTENSION #3
TRANS WEST HOUSING, INC.
ADOPTED:
City. The applicant shall maintain public improvements until expressly released
from that responsibility by the City.
FEES AND DEPOSITS
64. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
65. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property or lots subject to these conditions, the
applicant shall process a reapportionment of any bonded assessment(s) against
the property and pay the cost of the reapportionment.
67. Prior to final map approval by the City Council, the property owner/developer
shall comply with the Parkland Dedication requirements by payment of in -lieu
fees as set forth in Section 13.48 of the La Quinta Municipal Code.
FIRE MARSHAL
69. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection and spaced not more than 330 feet apart in any direction, with
no portion of any lot frontage not more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1000 gpm for a 2-hour duration at 20 psi residual.
70. Blue dot reflectors shall be placed in the street 8 inches from the centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
71. Prior to issuance recordation of final map, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet fire flow requirements. Plans shall be
signed/approved by a registered Civil Engineer and the local water company with
the following certification: I certify that the design of the water system is in
accordance with the requirements prescribed by the Riverside County Fire
Department".
72. The required water system, including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
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PH #F
DATE:
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN LAND
USE DESIGNATION:
ZONING:
PLANNING COMMISSION
STAFF REPORT
JULY 8, 2003
SITE DEVELOPMENT PERMIT 2003-777
CONDITIONAL USE PERMIT 2003-078
SAINT FRANCIS OF ASSISI CATHOLIC CHURCH
E
A REQUEST TO APPROVE DEVELOPMENT PLANS FOR A
3,912 SQUARE FOOT YOUTH CENTER.
46-895 HIGHLAND PALMS DRIVE; APN 643-191-005
THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS
EXEMPT PER SECTIONS 15302 & 15303 OF THE
GUIDELINES FOR IMPLEMENTATION OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
LOW DENSITY UP TO 4 DU/AC (LDR)
LOW DENSITY RESIDENTIAL (RL)
SURROUNDING ZONING
AND LAND USES: NORTH:
BACKGROUND:
SOUTH:
EAST:
WEST:
LOW DENSITY RESIDENTIAL; SINGLE
FAMILY HOMES
LOW DENSITY RESIDENTIAL; SAINT
FRANCIS OF ASSISI CATHOLIC CHURCH
COMMUNITY COMMERCIAL; OFFICES AND
BANK
OPEN SPACE; MOUNTAINS
Site Background
At approximately 11,804 square feet is size, the site is situated on Highland Palms
Drive in the Singing Palms neighborhood. The property has been improved with an
existing 1,500 square foot residence and covered patio. The home was converted to a
Youth Center approximately eight years ago; however, Staff was not able to find
p:\oscar\youth center/ pc rpt
entitlements for the Youth Center and has requested that the Church apply for a
conditional use permit to authorize the use. The site is currently used for various
youth classes as well as adult meetings. According to communications from the
Church, most of the activities are held during the day, with limited night meetings.
Vehicles park on the Church parking lot, behind the subject property.
Project Request
The following applications have been filed for review:
1. A Site Development Permit to allow the demolition of the existing structure and
construction of a 3,912 square foot Youth Center and related improvements.
2. A Conditional Use Permit to allow the Youth Center to operate within the Low
Density residential zoning district.
Site Development Permit
The Youth Center will be approximately 3,912 square feet in size and incorporate a
modern Spanish/Mediterranean design with a center courtyard. Design elements
include earth -tone colored plaster, mission tile roofing, wood beams, a covered patio,
and six foot high block fencing with gated entries (front and rear yard entries).
Although a gate is shown along Highland Palm Drive, the main access point will be
from the rear of the property, adjacent to the Church. Parking will be provided from
the existing Church parking lot.
With the exception of the entry arches, the proposed improvements comply with the
City's development standards. The Zoning Code allows a nine (9) foot high maximum
entrance feature on any entry. The proposed entries are twelve (12) feet in height and
should be lowered to comply with the Code requirements. Staff has incorporated a
condition (Condition No. 12) requiring compliance with the Code requirements.
Landscaping for the project will include drought tolerant planting that will reflect the
landscaping found throughout the surrounding area, and focus on palms and olives as
primary trees for the site. The patio area is enhanced with seating areas and
walkways.
Overall, the purpose of the proposed improvements is to expand the existing facility
and to preserve the residential integrity when viewed from Highland Palms Drive. Site
access is oriented towards the rear of the property to minimize circulation impacts.
The site has been arranged to concentrate the activity toward the interior of the lot in
order to minimize the disturbance to the adjacent residents. Staff was able to make
the findings in support of the Site Development Permit, which are incorporated into the
resolution of approval.
pAoscar\youth center/ pc rpt
Conditional Use Permit
The La Quinta Municipal Code conditionally permits churches and their subordinate
activities within the RL zoning districts. Staff was able to make the findings in support
of the conditional use permit, which are incorporated into the Resolution of approval.
Architecture and Landscaping Review Committee (ALRC)
The ALRC, on July 2, 2003, at a regular meeting, recommended approval of the
development plans by adoption of Minute Motion 2003-027, without conditions.
Public Notice
This application was advertised in the Desert Sun newspaper on June 28, 2003. All
property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the Zoning Ordinance of the La Quinta Municipal Code.
Public Agency Review
All written comments received are on file with the Community Development
Department. All applicable agency comments received have been made part of the
Conditions of Approval for this case.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2003-_, approving Conditional Use
Permit 2003-078;
2. Adopt Planning Commission Resolution 2003-_, approving Site Development
Permit 2003-777.
Attachments:
1. Site plan & elevations
2. Landscaping plan
Prepared by:
Oscar W. Orci, Planning Manager
p:\oscar\youth center/ pc rpt
PLANNING COMMISSION RESOLUTION 2003
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, ALLOWING A
YOUTH CENTER WITHIN THE LOW DENSITY
RESIDENTIAL DISTRICT
CASE NO.: CONDITIONAL USE PERMIT 2003-078
APPLICANT: ST. FRANCIS OF ASSISI CATHOLIC CHURCH
WHEREAS, the Planning Commission of the City of La Quinta did on
the 8th day of July, 2003, hold a duly noticed public hearing to consider a request
of Saint Francis of Assisi Catholic Church to allow the development of a Youth
Center on 11,804 square feet within the Low Density Residential zoning district by
means of a Site Development Permit (SDP 2003-777), and Conditional Use Permit
(CUP 2003-078), collectively "the Project", located at 46-895 Highland Palms
Drive, more particularly described as:
A.P.N. 643-191-005
WHEREAS, said Conditional Use Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-68), in that the Community Development
Department has determined that the proposed Conditional Use Permit is exempt
from California Environmental Quality Act (CEQA) pursuant to Sections 15302 and
15303 of the Guidelines for Implementation of CEQA; and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Conditional Use Permit:
1. The project is consistent with the General Plan in that the project proposed is
conditionally permitted within the designated Low Density Residential land
use.
2. This project, as conditioned, has been designed to be consistent with the
provisions of the Zoning Code.
3. Processing and approval of this project is in compliance with the
requirements of the California Environmental Quality Act in that the La
Quinta Community Development Department has determined that the
proposed Conditional Use Permit is exempt from California Environmental
Quality Act (CEQA) pursuant to Sections 15302 and 15303 of the
Guidelines for Implementation of CEQA.
P:\Oscar\Youth Center\cup reso.doc
Planning Commission Resolution 2003-
Conditional Use Permit 2003-078 — St. Francis of Assisi
Adopted: July 8, 2003
Page 2
4. The design of the project is appropriate for the use in that it has been
designed to be compatible in terms of scale and appearance with the
surrounding residential community.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Planning Commission in this case.
2. That it does approves the above -described Conditional Use Permit request for
the reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 8th day of July 2003, by the following
vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
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
CONDITIONAL USE PERMIT 2003-078
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 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 annual the approval of this project.
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.
PAOscar\Youth Center\CUP COA.doc
PLANNING COMMISSION RESOLUTION 2003
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
THE DEVELOPMENT PLANS FOR A YOUTH CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2003-777
APPLICANT: SAINT FRANCIS OF ASSISI CATHOLIC CHURCH
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8T" day of July, 2003, hold a duly noticed Public Hearing to
consider the request of Saint Francis of Assisi Catholic Church to approve the
development plans for a new youth center located 46-895 Highland Palms Drive,
more particularly described as:
APN 643-191-005
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the La Quinta Community
Development Department has determined that the Site Development Permit is
exempt from California Environmental Quality Act (CEQA) pursuant to Sections
15302 and 15303 of the Guidelines for Implementation of CEQA; and,
WHEREAS, the Architecture and Landscaping Review Committee, on
July 2, 2003, at a regular meeting, recommended approval of the development
plans by adoption of Minute Motion 2003-027; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard,
said Planning Commission did find the following facts and reasons to justify
approval of said Site Development Permit:
1. The development plans are consistent with the General Plan in that the
design will be similar in appearance and scale with the surrounding
residences; in addition, the General Plan conditionally permits such
community improvements on residentially designated property.
2. The improvement plans, as conditioned, are designed to comply with City's
Zoning Code requirements.
3. The architectural design of the youth center, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements is compatible with the
Planning Commission Resolution 2003-
Site Development Permit 2003-777
Adopted: July 8, 2003
surrounding development and with the quality of design prevalent in the City
and has been recommended by the Architectural and Landscaping Review
Committee.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian access, pedestrian amenities, screening of
equipment and trash enclosures, exterior lighting, and other site design
elements are compatible with surrounding development and with the quality
of design prevalent in the city.
5. Project landscaping, including but not limited to the location, type, size,
color, texture, and coverage of plant materials, with conditions, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements, screen undesirable views, provide a harmonious
transition between adjacent land uses and between development and open
space, and provide an overall unifying influence to enhance the visual
continuity of the project, ensuring lower maintenance and water use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does hereby approve Site Development Permit 2003-777 for the
reasons set forth in this Resolution, subject to the Conditions, attached
hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 8Th day of July 2003, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
p:\oscar/youth center/sdp reso
Planning Commission Resolution 2003-
Site Development Permit 2003-777
Adopted: July 8, 2003
Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
GFIIIFRAL-
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 annual the approval of this project.
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. Any Tentative Parcel Map recorded hereafter, 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 a grading, construction or building permit, the
applicant shall obtain permits and/or clearances from the following public
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of
improvement plans, applicant shall furnish proof of said approvals prior to
obtaining City approval of the plans.
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: .DULY 8, 2003
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the
required Storm Water Pollution Protection Plan is available for inspection at
the project site.
4. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
PROPERTY RIGHTS
5. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design
is approved):
a. Highlands Palms Drive (Local Street): 10-Foot from the R/W-P/L
The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes.
6. The applicant shall dedicate easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or
licensed to practice their respective professions in the State of California.
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
7. 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.
8. 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.
Site Development Plan: 1 " = 30' Horizontal
"Site Development" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs
& gutters, building floor elevations, parking lot improvements and ADA
requirements.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
9. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City Resolution, the
applicant may acquire standard plan and/or detail sheets from the City.
10. When final plans are approved by the City, the applicant shall furnish
accurate AutoCad files of the complete, approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad
menu items so they may be fully retrieved into a basic AutoCad program. At
the completion of construction and prior to final acceptance of
improvements, the applicant shall update the files to reflect as -constructed
conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
GRADING
11. This development shall comply with Chapter 8.02.100 of the LQMC (Grading
and Excavation). 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
12. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City
Engineer.
13. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within a tract or parcel map, but not sharing common
street frontage, where the differential shall not exceed five feet.
The limits given in this condition and the previous condition are not
entitlements and more restrictive limits may be imposed in the plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
14. Prior to occupation of the project site for construction purposes, the
applicant shall submit and receive approval of a Fugitive Dust Control Plan
prepared in accordance with Chapter 6.16, LQMC. The applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
15. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
16. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. The
certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
organized by lot number and listed cumulatively if submitted at different
times.
nRAINAGF
17. Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
UTILITIES
18. The applicant shall obtain the approval of the City Engineer for the location
of all utility lines within the right of way and all above -ground utility
structures including, but not limited to, traffic signal cabinets, electrical
vaults, water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
19. 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 trench
compaction for approval of the City Engineer.
LANDSCAPING
20. The applicant shall provide landscaping in required setbacks, retention
basins, common lots, and park areas.
21. 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 plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When
plan checking is complete, the applicant shall obtain the signatures of CVWD
and the Riverside County Agricultural Commissioner prior to submitting for
signature by the City Engineer. Plans are not approved for construction until
signed by the City Engineer.
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
22. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no
lawn or spray irrigation within 18 inches of curbs along public streets.
QUALITY ASSURANCE
23. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
24. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
25. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required
by the City as evidence that construction materials and methods comply with
plans, specifications and applicable regulations.
26. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by
the City. Each sheet shall be clearly marked "Record Drawings," "As -Built"
or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall
revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
MAINTENANCE
27. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and
sidewalks. The applicant shall maintain required public improvements until
expressly released from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking an
p:\oscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
BUILDING AND SAFETY
28. The openings on the east and west elevations must be % hour fire protected
by special windows and self -closing doors.
PUBLIC SAFETY
29. Approved super fire hydrants, shall be located not less than 25 feet or more
than 165 feet from any portion of the buildings as measured along vehicular
travel ways.
30. Blue dot reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
31. Minimum fire flow 1750 GPM for a 2-hour duration. Fire flow is based on
type VN construction.
32. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
33. All structures shall be accessible from an approved roadway to within 150
feet of all portions of the exterior of the first floor.
34. Water plans for the fire protection system (fire hydrants, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
35. The required water system, including fire hydrant, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
36. 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.
37. Install a KNOX key box on the building. (Contact the fire department for an
application)
38. Install portable fire extinguishers as required by the California Fire Code.
pAoscar/youth center/sdp reso
PLANNING COMMISSION RESOLUTION 2003-_
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2003-777
ST. FRANCIS OF ASSISI CATHOLIC CHURCH
ADOPTED: JULY 8, 2003
MISCELLANEOUS
39. The entry arches shall be reduced to nine (9) feet in accordance with the
Code requirements.
40. Final front yard landscaping plans shall be prepared by a licensed landscape
architect and submitted to the Community Development Department for
review and approval prior to issuance of any building permit 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.
41. Front yard landscaping 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 in their front yard through the use of
desertscape materials.
42. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of street curbs.
43. Once the trees have been delivered to the site for installation, a field
inspection by the Community Development Department is required before
planting to insure they meet minimum size and caliper requirements.
p:\oscar/youth center/sdp reso
PH #G
DATE:
CASE NO.:
REQUEST:
LOCATION:
APPLICANT:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN/
ZONING
DESIGNATIONS:
SURROUNDING USES:
NORTH:
SOUTH:
EAST:
WEST:
BACKGROUND:
STAFF REPORT
PLANNING COMMISSION
JULY 8, 2003
PLOT PLAN 83-001, USE INTERPRETATION
REVIEW AND CLARIFY THE ALLOWED USE OF THE
PROPERTY
78-501 AVENIDA ULTIMO
KSL DEVELOPMENT CORPORATION
THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS
EXEMPT PER SECTION 15301 OF THE GUIDELINES FOR
IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA).
LOW DENSITY RESIDENTIAL
GOLF COURSE OPEN SPACE (GC)
LOW DENSITY RESIDENTIAL (RL)
LOW DENSITY RESIDENTIAL (RL)
MEDIUM DENSITY RESIDENTIAL (RM)
Site Background
In 1983, the City approved Plot Plan 83-001 (Attachment 1) for the construction and
use of a storage building and two 500 gallon underground pumps for golf course
maintenance equipment. Additional site improvements included eight on -site parking
spaces and landscaping along the perimeter of the property.
During the initial entitlement process the surrounding citizens expressed concern with
the proposed facility and as a result the City placed numerous conditions of approval
(Attachment 2). The more notable conditions include:
• Prior to a Certificate of Occupancy, the applicant shall enclose the parking area
with a six-foot high cyclone fence. The perimeter shall be landscaped with
bushes which will adequately screen the parking area and gas pumps from view.
• The applicant shall provide eight (8) off-street parking spaces.
• No outdoor storage of equipment or materials is permitted.
• No repair or maintenance of equipment is permitted on the site.
As a result of a citizen complaint, staff conducted an investigation that revealed the
following activities and equipment are not consistent with the City's approval:
1. Maintenance of lawn care equipment occurring inside the building;
2. A trash bin located on the parking lot;
3. Two storage containers located on the parking lot;
4. Non -permitted room/office and lockers;
5. Outdoor storage of pipes, pots and maintenance equipment;
6. Gasoline tank located on the parking lot; and
7. Insufficient landscape screen around the perimeter of the site.
Staff directed the property owner to take the necessary measures to correct the
violations including the option to take this matter to the Planning Commission to
review and clarify the use of the property.
Project Request
The applicant requests that the Planning Commission review the exiting facility's
operation (Attachment 3) and determine if it is consistent with the City's approval (Plot
Plan 83-001). The applicant indicates that for the past 12 years the property has been
used for storage and light maintenance of various golf course and hotel equipment. To
reduce visibility of the site from private and public view the applicant proposes to
install a wooden fence to supplement the existing landscaping.
Previous Action
At the May 131h meeting the Planning Commission reviewed the use of the facility and
directed staff to bring back the matter as a public hearing in order to obtain public
input.
ANALYSIS AND FINDINGS:
The La Quinta Municipal Code (LQMC) does not allow storage or maintenance
activities in residential zones; however, the City initially determined that this storage
facility was acceptable primarily because of its location adjacent to the Washington
Street Bridge and substation. The City placed numerous conditions of approval to
P/oscar/land mark)/pcstfrepo rt2
minimize visibility and noise intrusion, including the requirements to install landscaping,
restrict maintenance activities and outdoor storage.
The current use of the site is not consistent with the Conditions of Approval. The
outdoor storage of materials, trash cans, and gas pump can be seen from public and
private view and eliminates the use of the parking spaces. Staff has not been able to
determine if the maintenance activities result in noise impacts to the surrounding
residents.
The applicant has proposed a wooden fence to minimize/eliminate the visual impacts.
A perimeter fence will minimize visibility from off -site view. There are no studies to
determine the noise impact resulting from the maintenance activities.
Staff recommends that the applicant either comply with the conditions of approval or
submit an amendment to modify the project approval. Please note that more than one
application may be required, including but not limited to, a General Plan Amendment
and Zone Change.
RECOMMENDATION:
As deemed appropriate by the Planning Commission;
Prepared and Submitted by:
Oscar W. Orci, Planning Manager
Attachments:
1. Site Plan for Plot Plan 83-001
2. Letter to the applicant outlining the Conditions of Approval for PP 83-001
3. Applicant's request for Planning Commission's review
P/oscar/land mark )/pcstfreport2
v
TitT 4 a Q"
ATTACHMENT #2
78.105 CALLE ESTADO - LA OUINTA, CALIFORNIA 92253 - (619) 564.2246
June 30, 1983
Landmark Land Cccipany
P. 0. Box 1000 ,� Q
La Qu.inta, CA 92253
/
RE: PIIJT PLAN NO. 83-063,�A Request by Landmark Land Company to Construct
Storage Build�g and Install UO Gasoline PUMPS for Golf Course
intenanGe qu ipnent
Dear Sir:
This letter is to report approval of Plot Plan No. 83-001, your request to
construct a storage building for golf course equipment on a lot located on
Avenida ultimo, east of Washington Street. 'This approval is subject to the
following conditions:
1. The development of the site shall be in substantial compliance with the
Exhibit A as contained in the file for Plot Plan No. 83-001, unless
otherwise amended by the following conditions.
2. This approval shall be used within one year of the date of approval;
otherwise it shall beccm null and void and of no effect whatsoever.
By "use" is meant the beginning of substantial construction, not
including grading, contemplated by this approval which is started
within the approval period and is thereafter diligently pursued to
Ompletion.
3. D7ater and sewage disposal facilities shall be installed in accordance
with the standards of the County Health Department.
4. Fire Protection shall be provided in accordance with the requirements
of the City Fire Marshall and the Municipal Fire Code.
5. The Applicant shall provide eight (8) off --street parking spaces.
6. prior to a Certificate of Occupancy, the Applicant shall enclose the
parking area within a six-foot high cyclone fence. The perimeter shall
be landscaped with bushes which will adequately screen the parking area
and gas pum from view.
7. prior to the issuance of a Building Permit, -the Applicant shall submit
a landscaping and irrigation plan shcming the species, genus, size and
location of the plants on the site and within the right of way to the
City Ccnym pity Developmnt Deparbment for review and approval. The
approved landscaping shall be installed prior to the issuance of a
Certificate of Occupancy, and thereafter maintained by the Applicant
in a viable condition.
8. No outdoor storage of equipment or materials is permitted.
9. No repair or maintenance of equipment is permitted on the site.
.IY A / At .!'f nAll A n7 '
•
LarslTkirk Land Company
June 30, 1983
Page Two.
10. No mechanical equipment shall be mounted on the roof.
11. Prior to the issuance of a Certificate of Occupancy, the Applicant
shall .install curb, gutter and connecting pavement along Avenida
Ultimo. Plans for the street improvements shall be submitted to the
City Engineer for review and approval.
12. Prior to the operation of the approved fuel pumps, the Applicant shall
obtain clearance from the State Air Quality Resources Board.
13. Doors on the south and west sides of the building shall be limited to
one (1) pedestrian door.
'Very truly Yours,
Sandra L. Bonn
Associate Planner
ra
•
• , ATTACHMENT #
DEVELOPMENT CORPORATION
25
February 25, 2003
Oscar W. Orci
City of La Quinta/Community Development
P.O. Box 1504
78495 Calle Tampico
La Quinta, CA 92253
via F csimtle
RE: Plot Plan Number 83-001
Dear Oscar:
1 p E L
CIT ,o !t 401
ME + CQiAPNT
In response to your January 27, 2003 letter I received on February 1701, please let this letter serve as a
request to have the Planning Commission review the storage/maintenance use of the property located at
78501 Calle Ultimo, La Quinta, California.
For 12 years we have used the subject property as a storage and light maintenance for various golf course
and hotel related equipment used for a number of our properties. Due to a contractual obligation with the City
of La Quinta, we recently had to relocate our off -site hotel operations to the subject property and would like to
continue use of the property as we had in the past. We are currently using the site to store landscaping
parts/materials and equipment (lawn mowers, company vehicles/carts, ...). Since we store this equipment at
this site it is practical for us to do maintenance of said equipment on an as needed basis. We also have our
approved gas pump on this site for use for the same equipment stored on this site. In the interest of the
surrounding residents, we do not create any noise before 7:30a or after 3:00p, Monday through Friday plus
Saturdays, only on an as needed -basis. We also minimize the impact of noise by not activating more than 2
pieces of equipment at any given time. We will not be generating any more noise than a typical homeowner
doing their lawn would create. We have 2 regular employees on site everyday for maintenance and day to
day office operations. Plus, we only remove and replace the lawn mowers from the storage facility once a
week (between the same hours noted above).
We would like to maximize our use of the facilitylproperty for storage, all within the delineated fencing, and it
will continue to not be visible from the public right of way. We propose to install wooden fencing to
supplement the current live fence screening between our property and the adjoining properties (south and
west of the subject property).
We are only asking to use the property as it has been used for years and respectfully request clarification of
our use to insure compliance with the City.
If you have any questions, comments or suggestions, please do not hesitate to give me a call. Thank you in
advance for your assistance in this matter.
Sincerely,
--- ; A'
C Xa Zamorez
Director of Land Management/Project Director
KSL Development Corporation
50905 Avenida Bermudas La Quinta, California 92253 (760) 564-8000 Fax (760) 564-8090
PH #H
STAFF REPORT
PLANNING COMMISSION
DATE: July 8, 2003
CASE NO.: ZONING CODE AMENDMENT 2003-076
REQUEST: RECOMMENDATION TO THE CITY COUNCIL TO AMEND
CERTAIN SECTIONS OF THE LA QUINTA ZONING CODE,
PERTAINING TO FRONT AND SIDE YARD SETBACKS AS WELL
AS HOME SIZES WITHIN RESIDENTIAL ZONES
LOCATION:
APPLICANT:
ENVIRONMENTAL
CONSIDERATION:
BACKGROUND:
CITY-WIDE
CITY OF LA QUINTA
THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE AMENDMENTS TO MUNICIPAL
CODE ARE EXEMPT PURSUANT TO CHAPTER 2.6, SECTION
21080 OF THE PUBLIC RESOURCES CODE, CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) STATUTES, AND
SECTION 15268, MINISTERIAL PROJECTS, OF THE CEQA
GUIDELINES
The Planning Commission has discussed a variety of zoning issues, including such
things as drive-throughs, gas stations and side yard setbacks, and directed Staff to
draft code modifications. Since there are new Commission members, the Planning
Commission continued this item to allow the new members the opportunity to
review the issues prior to rendering a decision. Therefore, the purpose of this
memorandum is to provide a general overview of the current issues for
consideration.
Code Requirements - Front Yard Setbacks
Table 1, below, provides front yard setback requirements for garages based upon
the type of garage door. Table 2 provides front yard setback requirements for
carports. Garages or carports that have access from the rear of the lot may have a
5 foot rear yard setback.
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc
Table 1: Garane Setbacks
Zoning District
Pivot Door
Roll -Up Door
Side Entry
RVL
30'
30'
20'
All other residential
districts
25'
20'
15'
Table 2: Carport Setbacks
ZONING DISTRICT
SETBACK REQUIREMENTS
RVL
30'
ALL OTHER RESIDENTIAL DISTRICTS
20'
Proposed Regulations - Front Yard Setbacks
Based upon the Commission's discussion, the following Code Amendments are
proposed:
1. A minimum 25 foot front yard setback shall be provided for all front -entry
garages, or carports, for properties located in the RL, RC, RM, RMH and RH
zoning districts. The front yard setback shall be measured from the back of
curb regardless of property line location, or type of garage door.
2. A minimum 15 foot front yard setback shall be provided for all side -entry
garages, or carports, for properties located in the RL, RC, RM, RMH and RH
zoning districts. The front yard setback shall be measured from the back of
curb regardless of property line location, or type of garage door.
3. Casitas units (guest homes) shall be located a minimum of 15 feet from the
front yard for properties located in the RL, RC, RM, RMH and RH zoning
districts. The front yard setback shall be measured from the back of curb.
Code Requirements - Side Yard Setbacks
Typical Zoning Code interior side yard setback provisions are noted below:
Min. Setback
Code Section
0.0
feet for fences and walls
Section
9.60.030
0.0
feet for open RV storage
Section
9.60.130
3.0
feet for swimming pools and spas
Section
9.60.070
3.5
feet for roof overhangs, chimneys, awnings"
Section
9.50.060
P:\Oscar\Zoning Issues\STAFF REPORT 7-8-03.doc
3.5 feet for cantilevered bay windows * *
Section 9.50.060
3.5 feet for storage sheds less than 100 s.f. * *
Section 9.60.050
5.0 feet for balconies, stairways, uncovered decks
Section 9.50.060
5.0 feet for the houses and garages
Section 9.30.030
5.0 feet for patio covers, excluding overhangs
Section 9.60.040
5.0 feet for storage sheds greater than 101 s.f.
Section 9.60.050
5.0 feet for BBQ's, waterfalls, etc.
Section 9.60.045
5.0 feet for mechanical equipment*
Section 9.60.070
5.0 feet for second residential units
Section 9.60.090
5.0 feet for guest houses
Section 9.60.100
5.0 feet for freestanding permanent fireplaces
Section 9.60.045
10.0 feet for tennis and other game courts
Section 9.60.150
* Note: Five feet if an easement is established in perpetuity between
adjacent properties.
* * Setbacks are subject to certain performance standards.
Proposed regulations - Side Yard Setbacks
Based upon the Commission's discussion, the following Code Amendments
are proposed:
1. A minimum 15 foot total aggregate side yard setback shall be provided
in the RL, RC, RM, RMH and RH zoning districts. A minimum distance
of five feet shall be provided on at least one side yard. A minimum
five foot clearance is required on at least one side yard with direct
access from the front to the rear yard.
2. Mechanical equipment, including pool equipment, may be located
adjacent to a property line with a block wall in the side and/or rear
yard property line, in accordance with all applicable building
regulations.
Code Requirements - Lot Sizes
The Commission indicated a willingness to expand the minimum lot size
requirements to minimize the appearance of an overbuilt environment. After
discussion, staff was directed to bring back options for amendments to the
RL zoning district. The majority of the City's residential land use is
designated Low Density (RL) Residential capable of accommodating up to
four dwelling units per acre. As indicated below, the minimum lot size in the
RL zoning district is 7,200 square feet. The following table provides the
minimum lot sizes in the various residential zones:
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc
Zoning District
Min. Lot Size (square
feet)
RVL
20,000
RL
7,200
RC
7,200
RM
5,000
RMH
3,600
RH
2,000*
RSP
N/A
RR
N/A
* Minimum lot size for single-family attached units.
In attempting to develop options for the expansion of minimum lot sizes in
the RL zoning district, staff considered the following:
U Exclusionary Zoning Implications - A larger lot requirement may result
in less variety of housing opportunities.
0 Market driven development versus code mandated requirements - A
larger lot requirement may produce undesirable development and or
inflated housing costs.
O Aesthetic Consideration - A larger lot size may not mitigate the
concerns expressed by the Commission regarding an overbuilt
appearance.
0 Role of other development standards such as setbacks - Modifications
of other code provisions, including development standards may
mitigate the appearance of overbuilt development without the need for
an increase in lot sizes.
The Department of Housing Development (HCD) requires cities to
develop and maintain regulations that can accommodate affordable
housing - Larger lot size regulations may reduce the availability of
affordable housing opportunities.
Development Doctrine - An increase in lot size will be consistent with
the General Plan.
Staff developed the following options:
Option 1. 8,000 square foot lots
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc
This option would result in larger lot developments and in turn may reduce
the appearance of an overbuilt environment. A variety of housing lot size
development opportunities remain because the other zones will not be
changed. This option is consistent with the General Plan policies and
programs.
Note, without additional development standards (e.g. side yard setback
regulations) developments may still appear dense. Also, larger lot sizes may
limit housing choices and be a constraint to producing affordable housing,
which may not be acceptable to HCD.
Option 2. Modify Development Standards
This option would modify certain development standards in an effort to
create the appearance of more openness. One example, could be to change
the minimum width of the lots coupled with setbacks regulations to achieve
the desired open space or require more cluster development, as prescribed
by the General Plan. This option would achieve a more aesthetically pleasing
(less dense) appearance. However, this option will result in smaller building
pads and the development of more second story homes.
Option 3. No change
This option would keep things the same. The decision makers and Staff
would review each development on a case -by -case and make a determination
regarding home location, architectural style, site layout, and other
development characteristics to determine if a project is "too dense". The
has several entitlement applications, including specific plan, tract maps, and
site development permits.
Staff is recommends Option 3. This option allows the City the opportunity
to review and make adjustments on a case -by -case basis consistent with the
General Plan provisions while establishing requirements that could result in
higher construction costs.
Other issues
Nonconforming projects:
At the previous meeting the Planning Commission discussed the possibility of
providing a legal nonconforming status ("grandfathering") to projects
currently under construction, or under the entitlement process. The Planning
Commission also suggested that the nonconforming status be limited in time.
The City Attorney has indicated the difficulty associated with providing legal
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc
non -conforming status to certain projects. The Planning Commission did not
reach a consensus.
Casitas:
Discussion took place with regard to the front yard setback requirements for
casitas (Guesthouses Section 9.60.100). The Commission agreed that
casitas should be designed so the driveway is not part of the casita unit.
The discussion was expanded to include development standards for
guesthouses, but no direction was provided to staff. Please note that staff
(Community Development and Building and Safety) is currently reviewing the
development standards, including entitlement process.
Projection:
The Commission discussed architectural projections, which included eaves.
It was suggested that eaves be permitted to encroach into the side yard
setback, while other projections such as chimneys, windows, balconies, etc.
be required to comply with the side yard setback requirements. The Planning
Commission did not reach a consensus.
Structures in the side yard:
The Code requires that yard structures (patio covers, gazebos, play
equipment, etc), storage and other accessory buildings maintain the 3.5 foot
to 5.0 foot side yard setback. The Planning Commission discussed the
possibility of reducing and or eliminating the setback requirement. The
Planning Commission did not reach a consensus.
Side yard setback definition:
According to the Code, a side yard means "...a yard extending from the front
setback line to the rear setback line. The depth of the side yard is equal to
the setback established in the development standards for the applicable
zoning district and is measured along a line drawn at a ninety -degree angle to
whichever of the following results in the greatest setback: the side lot line,
or its tangent, or the ultimate street right-of-way, or its tangent". Discussion
took place regarding the rear yard area versus rear setback and the impact of
the side yard setback (as defined by the Code) when developing in the rear
yard area adjacent to the side property line. More specifically, the Planning
Commission was concerned that the side yard setback, as defined, would
limit the ability to construct accessory structures. After a review of all the
relevant Code provisions, Staff determined that the definition section should
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc
remain and that the "depth ... [of the] setback established in the development
standards" should be modified accordingly.
RECOMMENDATION:
Continue the Public Hearing to the meeting of July 24, 2003.
PAOscar\Zoning Issues\STAFF REPORT 7-8-03.doc