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2002 07 23 PCPlanning Commission Agendas are now available on the City's Web Page @ www.la-quinta.org PLANNING COMMISSION A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California JULY 23, 2002 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2002-077 Beginning Minute Motion 2002-014 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. Ill. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on July 9, 2002. B. Department Report V. PRESENTATIONS: None PC/AGENDA VI. PUBLIC HEARINGS; A. Item ................. SITE DEVELOPMENT PERMIT 2002-746 Applicant .......... Toll Brothers, Inc. Location ............ Northeast corner of Jefferson Street and Avenue 52 Request ............. Review of architectural and landscaping plans for the golf course maintenance facility, gatehouse, clubhouse and spa facility for Mountain View Country Club Action ............... Resolution 2002- B. Item ................. SITE DEVELOPMENT PERMIT 2002-747 Applicant .......... Peter Jacobs Homes Inc. Location ............ To be constructed adjacent to the Greg Norman Signature Golf Course, on the south side of Brown Deer Park, west of Turnberry Way Request ............. Compatibility review of architectural plans for two new prototype residential units Action ............... Resolution 2002- C. Item ................. SITE DEVELOPMENT PERMIT 2002-745 Applicant .......... Marvin Investments Location ............ Northeast corner of Desert Club Drive and Avenida La Fonda Request ............. Review of architectural and landscaping plans for three commercial buildings (Phase 1) of the Old Town La Quinta project. Action ............... Resolution 2002- D. Item ................. TENTATIVE TRACT MAP 29436 EXTENSION #1 Applicant .......... Transwest Housing, Inc. Location ............ North of Eisenhower Drive and west of Washington Street Request ............. One year extension of time for a tract map which creates 169 single family lots on 75.86 acres. Action ............... Resolution 2002- E. Item ................. ENVIRONMENTAL ASSESSMENT 2001-435 AND TENTATIVE TRACT MAP 30331 AMENDMENT #1 Applicant .......... Santa Properties and Development LLC Location ............ West of Jefferson Street on the north side of Avenue 50 Request ............. Certification of an Addendum to Environmental Assessment 2001-435, and review of a subdivision of 5.1 ± acres into 12 single family and other common lots Action ............... Resolution 2002- and Resolution 2002- PC/AGENDA F. Item ................. ENVIRONMENTAL ASSESSMENT 2002-454, GENERAL PLAN AMENDMENT 2002-086, ZONE CHANGE 2002-109, SPECIFIC PLAN 2002-059, TENTATIVE TRACT MAP 30550 AND SITE DEVELOPMENT PERMIT 2002-740 Applicant .......... Dutch Parent/Mark Carpenter Location ............ Northeast corner of Washington Street and Fred Waring Drive Request ......1. Certification of a Mitigated Negative Declaration of environmental impact; 2. General Plan Amendment to remove ± 26.12 acres of Office Commercial (0) and add ± 20.14 acres to High Density Residential (HDR), ± 1.75 acres to Community Commercial (CC) and ±4.23 acres to Commercial Park (CP); 3. Zone Change to remove ± 26.12 acres of Office Commercial (CO) and add ± 20.14 acres to High Density Residential (HR), ± 1.75 acres to Community Commercial (CC) and ±4.23 acres to Commercial Park (CP); 4. Tentative Tract Map to subdivide ± 77.44 acres into seven numbered lots and four lettered lots; 5. A Specific Plan to allow more units than the permitted density and a lesser square footage requirement for 24 studio apartments; and 6. Review of development plans for a 217 unit apartment complex on Lot 3 of the tract map. Action ............... Resolution 2002- Resolution 2002- , Resolution 2002- Resolution 2002- , Resolution 2002- Resolution 2002- VII. BUSINESS ITEMS: A. Item ................ CONTINUED - SITE DEVELOPMENT PERMIT 2002- 744 Applicant .......... Jai Nettimi Location ............ 79-390 Paseo del Rey Request ............. Compatibility review of a deck for a single family two-story house Action ............... Minute Motion 2002- B. Item ................. ZONING ISSUES Applicant .......... City of La Quinta Location ............ City-wide Request ............ Staff request for direction regarding: Temporary shade structures in a Residential Zone, drive -through restaurants, and gas stations Action ............... As deemed appropriate by the Commission PC/AGENDA VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None IX. COMMISSIONER ITEMS: A. Report on the City Council meeting of July 2, 2002 X. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Special Meeting to be held on September 3, 2002 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 July 9, 2002 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:09 p.m. by Chairman Abels who asked Commissioner Robbins to lead the flag salute. B. Present: Commissioners Richard Butler, Tom Kirk, Steve Robbins, Robert Tyler, and Chairman Jacques Abels. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney Marc Luesebrink, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, Associate Planners Wallace Nesbit and Greg Trousdell, and Executive Secretary Betty Sawyer. D. Election of Chair and Vice Chair. Chairman Abels asked if there were any nominations for Chair. Commissioners Kirk/Robbins nominated Rich Butler. Chairman Abels asked if there were any other nominations. There being no further nominations, nominations were closed and Rich Butler was unanimously elected Chair. E. Chairman Abels asked if there were any nominations for Vice Chair. Commissioners Robbins/Kirk nominated Robert Tyler. Chairman Abels asked if there were any other nominations. There being no further nominations the nominations were closed and Robert Tyler was unanimously elected Vice Chair. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Butler asked if there were any corrections to the Minutes of June 25, 2002. Commissioner Kirk asked that Page 4, Item #3 be corrected to read,"....changes in the circulation pattern are due to responding to concerns expressed by the nearby residents." There being no further corrections, it was moved and seconded by Commissioners Tyler/Abets to approve the minutes as corrected. Unanimously approved. G:\WPDOCS\PC Minutes\7-9-02.wpd Planning Commission Minutes July 9, 2002 B. Department Report: None V. PRESENTATIONS: None VI. PUBLIC HEARINGS: A. Environmental Assessment 2002-442 and Tentative Tract Map 30487, a request of Santa Rosa Developers, LLC for certification of a Mitigated Negative Declaration of environmental Impact and consideration of a subdivision of approximately 9.78 acres into 33 single family and other common lots located west of Madison Street on the north side of Avenue 58. 1. Chairman Butler opened the public hearing and asked for the staff report. Associate Planner Greg Trousdell 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 why there was a conflict between Condition #44 and the staff report regarding the perimeter wall around the retention basin. Staff clarified the applicant could either install the wall or not, it was a decision of the Commission. If the Commission wanted a wall on the south boundary of Lots 31 and 33, the detail on the wall would have to be relocated. It was the applicant's intent to ensure that children would be able to play in the retention basin if was walled. Commissioner Tyler noted there was a similar problem on a separate subdivision where it was solved by using a wrought iron and block fence. He asked about the wall on the east and west boundaries. Staff stated they were required to install the wall as well as the wall matching up to the existing PGA West wall. Commissioner Tyler asked if the emergency access off of Lot 7, would eventually tie in with a future development; it is not referenced in the conditions. Staff stated it could be conditioned under the Fire Department conditions. 3. Commissioner Robbins asked about inconsistencies between Condition #10 and Condition #14 regarding streets. Senior Engineer Steve Speer stated the 50-foot requirement should be deleted from the condition. Commissioner Robbins stated the tentative map is drawn with the 50-foot right of way and seemed inconsistent with how the City normally approves a project with private streets. Staff stated if the applicant wants it that way, the G:\WPDOCS\PC Minutes\7-9-02.wpd 2 Planning Commission Minutes July 9, 2002 City does not disagree. They typically want the right of way at the back of the curb. Staff stated that if it is deleted from the condition, the map itself prevails as shown. Commissioner Robbins agreed with deleting the 50-foot right of way and letting the map prevail. Staff suggested that Condition #10.13.1. be changed to read as shown on the tentative tract map. 4. Chairman Butler asked if they gate the project, would the retention basin be out on Avenue 58 and the gate back far enough to allow stacking. Staff stated they would have to redesign the two lots to allow for a bulb design for Public Works and Fire Department review. 5. Chairman Butler asked if the applicant would like to address the Commission. Mr. David Bruduik, representing Santa Rosa Developers, stated they have decided to gate the community and construct the wall on the back side of the landscape easement and incorporate the retention basin into the perimeter landscaping. They will submitting new landscaping plans along with a reconfiguration of the streets to allow gates at the entry. 6. Commissioner Tyler asked about the curve "bulge" in the middle of the street. Mr. Bruduik stated it was to allow the staggering of the houses for a more interesting design. Commissioner Tyler asked if the applicant had any objection to adding a condition defining where and how the emergency access would be constructed. Mr. Bruduik stated they had no objection. 7. There being no further questions of the applicant and no other public comment, Chairman Butler closed the public participation portion of the hearing and opened the matter up for Commission discussion. 8. There being no discussion, it was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 2002-075 recommending certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2002-442, as submitted. ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler. NOES: None. ABSENT: None. ABSTAIN: None. G:\WPDOCS\PC Minutes\7-9-02.wpd 3 Planning Commission Minutes July 9, 2002 9. It was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 2002-076 recommending approval of Tentative Tract Map 30487, subject to findings and conditions as amended: a. Condition #10.B.1.: Private Residential Cul-de-sac, 50' RO- W per the map exhibit. b. Condition #92: Gating for the emergency access road shall be approved by the Fire Department. ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler. NOES: None. ABSENT: None. ABSTAIN: None. VII. BUSINESS ITEMS: A Site Development Permit 2002-744; a request of Jai Nettimi for compatibility review of a deck for a single family two story house located at 79-390 Paseo del Rey. 1. Chairman Butler asked if there was a motion to continue Site Development Permit 2002-744, as requested. It was moved and seconded by Commissioners Kirk/Abels to continue Site Development Permit 2002-744 to July 23, 2002, as requested. Unanimously approved. B. Sign Application 2002-627; a request of Imperial Sign Company/Rinker Company for review of a sign program for Parcel 2, retail building at Dune Palms Center located at the southeast corner of Dune Palms Road and Highway 111. 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. 2. Chairman Butler asked if there were any questions of staff. Commissioner Tyler asked for clarification on the previous sign program and the proposed sign program. Staff explained attachment 1 is for the building on Parcel 2; attachment 2 is for the remainder of the buildings, unless the applicant submitted a more detailed sign program for each parcel. Commissioner Tyler stated he was unclear as to the monument signs at the northeast G:\WPDOCS\PC Minutes\7-9-02.wpd 4 Planning Commission Minutes July 9, 2002 corner of Dune Palms Road and Highway 111 and whether or not there would be drive in access through the gas station to this building. Staff explained the site is being reconfigured where the two parcels meet, but there is access between Parcel 1 and Parcel 2 within the project area once they build the parking lot. 3. Commissioner Robbins stated there is nothing in the staff report to explain what was Parcel 1 and Parcel 2. It would have helped to have a map to identify the parcels and what had been approved previously. 4. Chairman Butler asked if the applicant would like to address the Commission. Mr. Bart Rinker, owner of the project, stated that in regard to the lot configuration, the driveway that is on Dune Palms that bisects the gas station, the property line falls in the middle of that driveway, makes an "L" shape and divides the lots. 5. Mr. Jim Engle, Imperial Sign Company, requested that where there is one business occupying two or more suites, they would like to be allowed two signs instead of one. Staff's concern was that since the north and south ends of the building do not face onto any parking areas or roadways, two signs on the same frontage would not be necessary. A second sign could be allowed on the east elevation as it does face some parking and there will be development in the future. Commissioner Robbins stated he has no objection to one sign over the two suites and a second, if on a corner. 6. There being no further questions of the applicant Chairman Butler asked if there was any other public comment. There being no further public comment, the public participation portion was closed and open for Commission discussion. 7. Commissioner Tyler asked why a second monument sign was needed along Dune Palms Road in the middle of the block. Mr. Rinker stated they are in process of discussing with the adjacent Chevron station property owner, to incorporate and relocate the monument sign on Dune Palms Road to share it. All access to the site is taken from Dune Palms Road. G:\WPDOCS\PC Minutes\7-9-02.wpd 5 Planning Commission Minutes July 9, 2002 8. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Minute Motion 2002-013 approving Sign Application 2002-627, as recommended with a stipulation that the applicant be encouraged to work with the adjacent property owner to share the monument sign. Unanimously approved. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: A. Commissioners discussed the IX. COMMISSIONER ITEMS: A. Following discussion, it was moved and seconded by Commissioners Robbins/Kirk for the Commission to go dark on August 13 & 27, 2002; have a special meeting on September 3, 2002; and cancel the regular meeting of September 10, 2002. Unanimously approved. B. Commissioner Tyler gave a report on the City Council meeting of July 2, 2002. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Tyler/Abels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held July 23, 2002, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:54 p.m. on July 9, 2002. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\7-9-02.wpd 6 PH #A STAFF REPORT PLANNING COMMISSION DATE: July 23, 2002 CASE NO: SITE DEVELOPMENT PERMIT 2002-746 APPLICANT/ PROPERTY OWNER: TOLL BROTHERS, INC. REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THE ±8,000 SQUARE FOOT GOLF COURSE MAINTENANCE FACILITY, ±400 SQUARE FOOT GATEHOUSE (JEFFERSON STREET), ± 23,000 SQUARE FOOT CLUBHOUSE AND ± 8,600 SQUARE FOOT SPA FACILITY FOR MOUNTAIN VIEW COUNTRY CLUB. LOCATION: NORTHEAST CORNER OF JEFFERSON STREET AND AVENUE 52. ARCHITECT: TOLL ARCHITECTURE LANDSCAPE ARCHITECT: FORREST K. HAAG, ASLA, INC. ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2001-437 WAS CERTIFIED BY THE CITY COUNCIL UNDER RESOLUTION NO. 2002-14 FOR GENERAL PLAN AMENDMENT 2001-081, ZONE CHANGE 2001- 104, SPECIFIC PLAN 90-016, AMENDMENT NO. 1 AND TENTATIVE TRACT 30357. THERE ARE NO CHANGED CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) AND NEIGHBORHOOD COMMERCIAL (NC)/LOW DENSITY RESIDENTIAL (RL) AND NEIGHBORHOOD COMMERCIAL (CN) Page 1 of 4 BACKGROUND: This project is known as Mountain View Country Club and is located at the northeast corner of Jefferson Street and Avenue 52 (Attachment 1). This project has had various approvals by the Planning Commission and City Council with regard to Environmental Assessment 2001-437, Tentative Tract Map 30357, Specific Plan - Amendment No. 1 (SP 90-016), General Plan Amendment 2001-081, and Zone Change 2001-104. At the June 25, 2002, Planning Commission meeting, the Commission reviewed and approved a Site Development Permit on a 5-0 vote, for architecture and landscaping plans for the residential prototype units and project perimeter landscaping. PROJECT PROPOSAL: The applicant is now requesting approval of another Site Development Permit for architecture and landscaping of the clubhouse, spa facility, gatehouse and golf course maintenance building for the same project (Attachment 2). Each of these buildings is discussed below. Clubhouse and Spa Facility: The clubhouse and spa facility will be located approximately in the center of the site. The clubhouse consists of a two-story building approximately 31 feet in height. The clubhouse will have a variety of uses including a lobby, golf pro shop, lockers, golf cart storage, restaurant facilities with a terrace, restrooms, and office space with a balcony. Architectural design features include a Spanish theme with a cement plaster, clay the roof, exposed roof beams, a rotunda, cast stone, columns, aluminum doors and frames, wooden windows and doors. Access to the clubhouse and spa facility will be taken off Pomelo which is the main entrance into the development. Approximately 190 parking spaces will be provided for both facilities. Gatehouse: The gatehouse will be located at the Jefferson Street entrance at Pomelo, which is the primary entrance. No other gatehouses are proposed at the other two entrances. The gatehouse is a one-story building approximately 26 feet in height. Architectural design features and colors are similar to the clubhouse and spa facility. Golf Course Maintenance Facility: The golf course maintenance facility will be located at the northeast corner of the southern project entrance and Avenue 52 (Attachment 2). The facility consists of a building with associated parking and landscaping, a Page 2 of 4 landscape material storage area, equipment and chemical storage, a fuel island, a wash bay, and dumpster. A six foot high slump block wall will surround the site with two entrances into the facility; one immediately east of the entry on Avenue 52 and the other on the northern boundary from a private street within the development. There will be two sets of gates at each entry. The first set of gates at each entry will be steel so as to obscure the second set of gates which will be chain link. Additional chain link fencing will be installed between the two gates to separate the Homeowners' Association gardener's parking area from the golf course maintenance employee parking area. The applicant proposes a pre -finished metal building approximately 21 feet 5 inches in height with a gable roof having a 2:12 pitch. The building will be equipped with metal coiling doors, metal doors, galvanized metal canopies, rain gutters, down spouts, roof skylights, green tinted glass, and exterior lighting. The exterior color scheme of the building will be "Light Stone" for the walls and roof panels, and "Bone White" for the window frame, door frame, bollards, coiling and exterior doors, and covered equipment storage area. Landscaping Landscaping for all four uses include a wide variety of 24 inch box canopy trees, shrubs, decomposed granite, vines and ground covers to add variety in color and scale to the project. Architecture and Landscaping Review Committee (ALRC): The ALRC reviewed the golf course maintenance building at the June 5, 2002, meeting and determined the design was acceptable, but recommended conditions. The Committee unanimously approved Minute Motion 2002-012 recommending approval to the Planning Commission subject to conditions. These include the following: 1. The chain link fence in the parking area, have a black vinyl fabric. 2. Landscaping be enhanced along the All American Canal. The ALRC also reviewed the clubhouse, spa facility and gatehouse at the July 3, 2002, meeting and determined the designs were acceptable, as presented. The Committee unanimously approved Minute Motion 2002-028 recommending approval to the Planning Commission. The ALRC minutes for both meetings are attached (Attachment 3). This item now comes before the Planning Commission for consideration and approval. Page 3 of 4 J Public Notice: This project was advertised in the Desert Sun newspaper on June 28, 2002, and mailed to all property owners within 500-feet of the site. To date, no correspondence has been received regarding this project. Any written comments received will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2002-_, approving Site Development Permit 2002-746, subject to findings and conditions contained in the attached Resolution. Attachments: 1. Site Location Map 2. Clubhouse, Spa Facility, Gatehouse and Golf Course Maintenance Facility Plans 3. June 5t' & July 3`d 2002, ALRC meeting minutes Prepared by: "-V hoe:! a-- Martin Magan Associate Planner Page 4 of 4 PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ARCHITECTURAL AND LANDSCAPING PLANS FOR A ± 23,000 SQUARE FOOT CLUBHOUSE, AN ± 8,600 SQUARE FOOT SPA FACILITY, AN ± 8,000 SQUARE FOOT GOLF COURSE MAINTENANCE FACILITY, AND A ± 400 SQUARE FOOT GATEHOUSE, FOR TRACT 30357 (MOUNTAIN VIEW COUNTRY CLUB) LOCATED AT THE NORTHEAST CORNER OF JEFFERSON STREET AND AVENUE 52. CASE NO.: SITE DEVELOPMENT PERMIT 2002-746 APPLICANT: TOLL BROTHERS, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23`d day of July, 2002 hold a Public Hearing to consider a request by Toll Brothers, Inc. for approval of architectural and landscaping plans for a ± 23,000 square foot clubhouse, an ± 8,600 square foot spa facility, an ± 8,000 square foot golf course maintenance facility, and a ± 400 square foot gatehouse, for Tract 30357 (Mountain View Country Club), located at the northeast corner of Jefferson Street and Avenue 52, more particularly described as follows: APNs: 772-250-002 & 003, 772-250-007 through 012, 772-220-001 through 004, & 772-270-006 (Portion of Section 4, T5S R7E) WHEREAS, the Architecture and Landscaping Review Committee (ALRC) of the City of La Quinta, California, did on the 5th day of June, 2002, hold a public meeting to review architecture and landscaping plans for the golf course maintenance building for Tract 30357 (Mountain View Country Club); and WHEREAS, the Architecture and Landscaping Review Committee (ALRC) of the City of La Quinta, California, did on 3rd day of July, 2002, hold a public meeting to review architecture and landscaping plans for the clubhouse, spa facility and gatehouse for Tract 30357 (Mountain View Country Club); and WHEREAS, the Site Development 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 a Mitigated Negative Declaration was certified by the City Council for Tentative Tract Map 30357 under Resolution 2002- 17. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21 166; and P:\Martin\SDP 2002-746-Toll Bros\PC Reso SDP 02-746.wpd Planning Commission Resolution 2002- Site Development Permit 2002-746-Toll Brothers Adopted: July 23, 2002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The project, as proposed, is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the buildings are compatible with an established Specific Plan. 2. Consistency with the Zoning Code: The proposed project is consistent with the development standards of the City's Zoning Code and the Mountain View Country Club Specific Plan, as conditioned, which establishes development standards with regard to architecture, building heights, building mass, parking, circulation, open space and landscaping. 3. Compliance with the California Environmental Quality Act (CEQA): The proposed project is consistent with the requirements of CEQA, in that a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2001-437 was certified by the City Council under Resolution 2002- 17. 4. Architectural Design: The proposed project complies with the architectural design standards of the Mountain View Country Club Specific Plan and implements the development standards and design guidelines in that document. 5. Site Design: The proposed project complies with the City's Zoning Code with regard to site design in terms of project entries, interior circulation, pedestrian access, screening of equipment, and other site design elements such as scale, mass, and appearance as established in the Mountain View Country Club Specific Plan. 6. Landscape Design: The proposed project is consistent with the landscaping standards and plant palette in the Mountain View Country Club Specific Plan and implements the standards for landscaping and aesthetics established in the General Plan. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit. P:\Martin\SDP 2002-746-Toll Bros\PC Reso SDP 02-746.wpd Planning Commission Resolution 2002- Site Development Permit 2002-746-Toll Brothers Adopted: July 23, 2002 2. That it does hereby approve Site Development Permit 2002-746 for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23rd day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\SDP 2002-746-Toll Bros\PC Reso SDP 02-746.wpd PLANNING COMMISSION RESOLUTION 2002- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2002-746 ADOPTED: JULY 23, 2002 GENERAL 1. The approved Site Development Permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 (D). 2. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 2002-746 unless otherwise amended by the following conditions. 3. This Site Development Permit shall be binding with the Conditions of Approval for Specific Plan 90-016, Amendment No. 1, adopted by the City Council under Resolution 2002-16 on February 5, 2002. This includes, but is not limited to, any property rights, street and traffic improvement plans, grading, drainage, utilities, parking lots, access points, construction, public services, landscaping, quality assurance, maintenance, fees and deposits. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. P:\Martin\SDP 2002-746-Toll Bros\PC SDP 2002-746 COA.wpd Page 1 of 1 ATTACHMENT #1 NOT TO SCALE INDIAN WELLS INDIO PALM DESERT Z 09 ell EISENHOWER A E 50 COACH ELLA LA OUINTA PROJECT AIRPORT BLVD. LOCATION CASE MIAP NORTH CASE No. SDP 2002-746 APPLICANT: TOLL BROS. I CALE : PROJECT: MOUNTAIN VIEW COUNTRY CLUB SITE LOCATION MAP NTS J ATTACHMENT #3 Architectural & Landscape Review Committee Minutes June 5, 2002 E. Site Development Permit 2001-741; a request of Michael Shovlin for Big 5 for review of architectural and landscaping plans for 9,600 square foot commercial building in the La Quinta Professional Plaza located at the southeast corner of Avenue 478 and Washington Street. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt stated that even with the planters there is not enough room for the trees. They need to be careful with pockets/planters as they become trash containers. Pockets are not enough. 3. Committee Member Thorns stated the two outer columns should have the vines ,planted to enhance the look. 4. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt to adopt Minute Motion 2002-024 recommending approval of Site Development Permit 2001-738, subject to the conditions as amended. A. Condition to add vines to columns Unanimously approved. F. Site Development Permit 2002-742; a request of Toll Brothers for review of architectural and landscaping plans for the prototype residential units and golf course maintenance building for Mountain View Country Club located at the northeast corner of Jefferson Street and Avenue 52 within Tract 30357. 1. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Mr. Forrest Haag, architect for the project, gave a presentation on the project. 3. Committee Member Cunningham stated his only concern is that if the maintenance facility were set back, it would be better. He questioned the elevation difference between the building and the G:\WPDOCS\ARI,C\6-5-02.wpd 7 7 Architectural & Landscape Review Committee Minutes June 5, 2002 road and asked if their is enough berming. Mr. Haag stated it is away from the six foot wall and will have 22 feet of berming setback 50 feet from the street. 4. Committee Member Cunningham asked if there were any visibility issues from the westerly traffic. Mr. Haag stated there is a block wall next to the CVWD access wall. Committee Member Cunningham asked the height of the dumpster and carport. Mr. Haag stated no higher than 6 feet. 5. Committee Member Bobbitt asked if the exterior would be painted. Mr. Haag stated it will be painted. 6. Committee Member Thoms asked if the City approves of metal buildings. Staff noted they have been allowed. The setback is an advantage. 7. Committee Member Bobbitt asked if any consideration was given to another entrance at the eastern end. Mr. Haag stated no. 8. Committee Member Thoms asked about the fencing material on the interior. Mr. Haag stated it is chain -link only on the interior of the yard. Committee Member Thoms asked the purpose of the parking. Mr. Haag, explained it was for employee parking. Committee Member Thoms stated there was no room for the trees with the overhang. Mr. Haag stated the spaces are 18-feet with a 1.5 foot overhang which should allow room for the trees. 9. Committee Member Cunningham stated a consideration should be given to plant material along the All American Canal, or make the carport architecturally appeasing. 10. Committee Member Thoms asked about the entry gates between the walls. Mr. Haag stated there will be gates that are steel to emulate the wall for security. 11. Committee Member Thoms stated he has a problem with chain -link along the gates. The applicant needs to add black vinyl fabric for the fence. 12. Committee Member Bobbitt questioned some of the plant material. G:\WPDOCS\ARLC\6-5-02.wpd 8 4 Architectural & Landscape Review Committee Minutes June 5, 2002 13. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt to adopt Minute Motion 2002-025 recommending approval of Site Development Permit 2001-742, subject to the conditions as amended: A. Enhance the landscaping along the All American Canal side for view. B. Add black vinyl fabric to the chain -link fence in the employee parking lot. Unanimously approved. Staff gave a presentation on the Commercial Property Improvement Program as requested by the Committee. G. Continued - Commercial Property Improvement Program 2002-012; a request of Scott Wilson for funding of landscaping/hardscape improvements for the property located at 78-150 Calle Tampico. 1. Management Analyst Debbie Powell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Members discussed the proposal as presented. 3. Committee Member Thorns stated he was concerned that the east side of property was not addressed in the applicant's request and should be included in this project. Mr. Wilson stated he now owns the entire site and would consider this area. 4. Committee Member Bobbitt asked what he expects to do with this portion of the site. Mr. Wilson stated that until they have a tenant they will not know what will be done. Committee Member Bobbitt asked if it could be cleaned up. Mr. Wilson stated this could be done. 5. Committee Member Thom asked about the area between the wall and the curb. Mr. Wilson asked if the Bougainville could be used on Desert Club as well. Committee Member Thorns stated it should be the same as the east side. 6. There being no further discussion, it was moved and seconded by Committee Members to adopt Minute Motion 2002-026 approving CPIP 2002-012 with a score of 80. Unanimously approved. GAWPDOCS\ARLC\6-5-02.wpd 9 J MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 3, 2002 CALL TO ORDER 10:00 a.m. A. This meeting of the Architectural and Landscaping Committee was called to order at 10:06 a.m. by Principal Planner Stan Sawa who led the flag salute. B. Committee Members present: Bill Bobbitt, and David Thorns. It was moved and seconded by Commissioners Bobbitt/Thoms to excuse Committee Member Cunningham. Unanimously approved. C. Staff present: Management Analyst Debbie Powell, Principal Planner Stan Sawa, Associate Planner Martin Magana, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. A. Principal Planner Stan Sawa asked if there were any changes to the Minutes of June 5, 2002. Commissioner Thoms noted some minor changes. There being no further corrections, it was moved and seconded by Committee Members Bobbitt/Thoms to approve the Minutes as corrected. V. BUSINESS ITEMS: A. Site Development Permit 2002-746; a request of Toll Bros./Forrest Haag for review of architectural and landscaping plans for a gatehouse, clubhouse, and spa facility located at the northeast corner of Jefferson Street and Avenue 52. 1. Associate Planner Martin Magana gave an explanation of the project and introduced Mr. Forrest Haag who gave a presentation on the project. G:\WPD0CS\ARLC\7-3-02.wpd 1 Architectural & Landscape Review Committee Minutes July 3, 2002 2. Committee Member Thorns asked what type of citrus was planned for the area around the gatehouse. Mr. Haag explained they are typically grapefruit trees as they are durable. Commissioner Thorns asked what the ground surface would be under the palms and citrus. Mr. Haag stated it was turf to accent the trees. Committee Member Thoms asked what material would be used for the finish on the front of the building. Mr. Haag stated it would be smooth white stucco troll with barrel or "S" the for the roof. Committee Member Thorns complimented the project. 3. Committee Member Bobbitt asked if they could use a material that would require less maintenance than the wood on the doors to the gatehouse. Mr. Haag stated they would look at the issue and see what alternative materials could be used. Committee Member Bobbitt asked if purposely left off overhangs for the guardhouse and clubhouse. Mr. Haag stated that for consistency of architecture and maintenance issues they chose not to have them. Committee Member Bobbin complimented the architecture on the buildings and asked that they use good quality palm trees with no constrictions or stress to avoid crown drops. 4. There being no further discussion, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2002-028 recommending approval of Site Development Permit 2002-746, subject to the conditions as submitted and amended: A. Healthy good quality palm trees Unanimously approved. B. Site Development Permit 2002-740; a request of Mark Carpenter/Dutch Parent/The Casey Group Architects for review of architectural and landscaping plans for a 217 unit apartment complex located at the northeast corner of Washington Street and Fred Waring Drive. 1. Associate Planner Martin Magana explained the project and introduced Mr. Paul Casey, architect for the project, who gave a presentation on the project. 2. Committee Member Bobbitt asked if the railings would be wood. Mr. Paul Casey stated no, they would be made of fiberglass and almond in color to match the stucco. Committee Member Bobbitt asked if there was a detailed drawing on the carports. Mr. Casey GAWPDOCS\ARLC\7-3-02.wpd 2 } PH #E PLANNING COMMISSION STAFF REPORT DATE: JULY 23, 2002 CASE NO.: SITE DEVELOPMENT PERMIT 2002-747 APPLICANT: PETER JACOBS HOMES, INC. PROPERTY OWNER: BELLA LA QUINTA LLP REQUEST: COMPATIBILITY REVIEW OF ARCHITECTURAL PLANS FOR TWO NEW PROTOTYPE RESIDENTIAL UNITS THAT ARE 3,422 SQUARE FEET AND 3,949 SQUARE FEET AND NOT EXCEEDING 20 FEET IN HEIGHT (TURNBERRY COLLECTION) LOCATION: TO BE CONSTRUCTED ADJACENT TO THE GREG NORMAN SIGNATURE GOLF COURSE, ON THE SOUTH SIDE OF BROWN DEER PARK, WEST OF TURNBERRY WAY ARCHITECT: BBG ARCHITECTS ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NO. 90020731; EA 90-159) WAS CERTIFIED BY THE CITY COUNCIL FOR SPECIFIC PLAN 90-015 UNDER RESOLUTION 91-100; AN ENVIRONMENTAL ASSESSMENT ADDENDUM WAS CERTIFIED BY THE CITY COUNCIL FOR AMENDMENT #1 ON DECEMBER 1, 1998 BY ADOPTION OF RESOLUTION 98-142. THERE ARE NO CHANGED CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (UP TO FOUR DWELLING UNITS PER ACRE) AND RL (LOW DENSITY RESIDENTIAL) AND GOVERNED BY SPECIFIC PLAN 90-015 G:SRpc SDP747 JACOBS2002.wpd;gt/ Page 1 SURROUNDING LAND USES: NORTH: ACROSS BROWN DEER PARK, VACANT AND RESIDENTIAL PROPERTIES OUTSIDE THE BOUNDARIES OF SP 90-015 SOUTH: ACROSS TIBURON DRIVE, EXISTING GREG NORMAN GOLF COURSE AND CVWD WELL SITE EAST: ACROSS MONROE STREET, ONE RESIDENCE AND OTHER VACANT PARCELS WEST: GOLF COURSE FAIRWAYS AND RESIDENTIAL PROPERTIES IN SPECIFIC PLAN 90-015 BACKGROUND: Specific Plan 90-015 is the governing planning document for this 285-acre master planned, golf -oriented residential development bounded by Madison Street on the west, Airport Boulevard on the south, and Monroe Street on the east. Of this acreage, approximately 80 acres of the land is designated for residential development while the balance is the golf course and other common facilities (Attachment 1). Since approval of the Norman Course Specific Plan in 1991, the number of residential housing units has been reduced from 1,060 to 220. The development's centrally located clubhouse on 2.5 ± acres became operational in 1999. Various developers have built, or are building, single story houses within this gated community that range in size from 2,689 ± square feet to over 4,900 square feet within Tracts 29347, 29348, 29349, 29657 and 29800, pursuant to the Commission's approval of four Site Development Permits in the last few years. Norman Course houses typically utilize a California -Mediterranean or Early California design motif which includes stucco exterior surfaces, the roofs (flat and barrel), stone veneer, wrought gates, inset windows, private courtyards, wood and metal roll -up garage doors, decorative lantern lights, etc. The Norman Estate homes on National Drive exhibit Desert Contemporary and Italian County architectural styles in addition to the two architectural styles noted. Parking garages are attached and detached, normally designed for two or three spaces. Parking surfaces for existing houses is a mixture of colored concrete, colored concrete pavers, and rock pebbles set in concrete. Staff estimates that 106 building permits have been issued within this area. Existing houses within the development use turf for front yard areas accented by shade trees, shrubs, annuals and groundcover. The project site, consisting of 26 single family lots (formerly Steven Walker Homes parcels), is within Tract 29347 and located on the east side of the private development in close proximity to Monroe Street (Attachment 2). The 0.26-acre homesites, typically measuring 70' wide by 165' deep, have frontage on Turnberry Way, Brown Deer Park and Tiburon Drive which are private streets and back up to golf G:SRpc SDP747 JACOBS2002.wpd;gt/ Page 2 course fairways. Neighboring houses that were constructed last year by Steven Walker Homes are 3,563 square feet and larger. PROJECT PROPOSAL: Two single story houses of 3,422 square feet and 3,949 square feet are proposed. Plan 1 is a three bedroom house and Plan 2 has four bedrooms. A California - Mediterranean architecture was chosen, utilizing stucco walls and concrete the roofing; architectural pop -outs and variations in window shapes highlight the front facades (i.e., two facades per plan type). Typical windows facing into the courtyards and to the golf course are larger than exterior side building windows. On front facades, pot shelves have Terra Cotta tile for their top surfaces and stone is used to wrap window flanking columns for Plan 1. Wood accents, in the form of exposed beams and shutters, are exhibited on the front facades for Plan 1 B and Plan 2B. Fascia eaves are decorative and project 18-inches from the vertical building surfaces. Large covered patios provide shade for the rear of each house. These patio covers project from 10'- 0" to 15'-6" from the rear of the house. Hip roofs, in varied heights, are used for both plan types using a 4:12 pitch; gable roof elements are used sparingly on front building elevations. Although guest suites are separated from the main house by courtyard areas, they are connected by roof structures. Plan 1 offers the greatest variation in a staggered front yard facade through the projection of the guest suite beyond the garage structure. Guest unit sizes are 442 square feet and 492 square feet, respectively. Both houses measure 60'-0" wide by approximately 104' long, excluding rear yard patio covers. Based on the dimensions of the houses, minimum five foot wide sideyards are being proposed. The developer is .proposing a minimum front yard setback of 20 feet. All houses will be enclosed on three sides (e.g., front and sides) by 6' high privacy walls. Each house has a front -loaded, three car garage with roll -up sectional doors. Under the Plan 1 proposal, the two car garage is offset by three feet from the single car garage; Plan 2 offers projecting wall and roof elements to enhance the streetscape view. Based on the proposed design solutions, front yard setbacks will be varied as required by the City's Zoning Code. Building colors are primarily variations of white and brown with dark colors used to highlight front doors and courtyard gates (i.e., black, green and brown). Roofing tiles are blended in shades of red. An exterior material and color sample board of each theme will be available at the meeting. A front yard landscaping plan was not submitted with the development application. i G:SRpc SDP747 JACOBS2002.wpd;gt/ Page 3 ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE (ALRC) REVIEW: The Committee reviewed the building plans at its meeting of July 3, 2002, and determined the project was acceptable, as presented. The ALRC, on a 2-0-1 vote, adopted Minute Motion 2002-030, recommending approval, subject to conditions (Attachment 3). Condition #3 requires the front yard landscape plan to be reviewed by the ALRC before working drawings are submitted to the Community Development Department. Public Notice: This project was advertised in the Desert Sun newspaper on July 11, 2002, and mailed to all property owners within 500-feet of the site. To date, no comments have been received from adjacent property owners, or the Norman Course HOA. Any written comments received will be handed out at the meeting. MANDATORY FINDINGS: Findings to approve this request per Sections 9.60.300 and 9.60.330 of the Zoning Ordinance can be made and are contained in the attached Resolution. CONCLUSION: Under the provisions of Specific Plan 90-015, the minimum house size permitted in the development is not less than 1,400 square feet. The applicant's Turnberry Collection exceeds this house size requirement while ensuring architecturally compatible with surrounding houses that were approved by the Planning Commission under Site Development Permits 99-664 (Tiburon Homes), 99-665 (Steven Walker Homes), 2000- 668 (Medallist Golf Development) and 2000-671 (Toll Bros.). RECOMMENDATION: Adopt Planning Commission Resolution 2002-_, approving Site Development Permit 2002-747, subject to the attached findings and conditions. Attachments: 1. Specific Plan 90-015 Exhibit 2. Location Map 3. July 3, 2002 ALRC Minutes (Excerpt) 4. Large Plans (Commission only) red by: reg T �LOell, Associate Planner I G:SRpc SDP747 JACOBS2002.wpd;gt/ Page 4 -X PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING COMPATIBILITY REVIEW OF TWO SINGLE STORY HOUSE PLANS (TURNBERRY COLLECTION) FOR USE IN TRACT 29347 WITHIN SPECIFIC PLAN 90-015 CASE NO.: SITE DEVELOPMENT PERMIT 2002-747, TURNBERRY COLLECTION APPLICANT: PETER JACOBS HOMES, INC. FOR BELLA LA QUINTA LLP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of July, 2002, consider a request by Peter Jacobs Homes, Inc. for Bella La Quinta LLP to approve compatibility review of the architectural plans for two prototype single story residential houses that are 3,422 square feet and 3,949 square feet with three car garages in Tract 29347 located on the frontages of Brown Deer Park, Tiburon Drive and Turnberry Way in a RL (Low Density Residential) Zone District, more particularly described as: Lots 4-29 in Tract No. 29347 (26 Parcels) APN's: 767-550-002 to -012 and 767-540-004 to -018 Portion of the SE of Section 15, T6S, R7E WHEREAS, on July 3, 2002, the City's Architecture and Landscape Review Committee (ALRC) approved the applicant's architectural plans on a 2-0-1 vote by adoption of Minute Motion 2002-030; and WHEREAS, on .August 3, 1999, the City Council approved Tentative Tract Map 29347 by adoption of Resolution 99-102. The subdivision map of 39 single family lots on 60 ± acres was recorded on October 20, 1999; and WHEREAS, on September 7, 1999, the City Council approved Amendment #2 to Specific Plan 90-015 reducing the number of residential lots from 365 to 220; and WHEREAS, on December 3, 1991, the City Council approved a golf - oriented residential development of 1,065 homesites on 265 acres by adoption of Resolution 91-101 concurrently with other related development applications; and G AResoPCSDP747Jacobs.wpd/Greg Planning Commission Resolution 2002-_ Site Development Permit 2002-747 Peter Jacobs Homes, Inc. July 23, 2002 Page 2 WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit pursuant to Section 9.60.300 (Compatibility Review) and Section 9.210.010 (Site Development Permits) of the Zoning Ordinance: 1. General Plan Specific Plan and Zoning Code Consistency - The property is designated Low Density Residential (LDR) which allows up to four residential units per acre. The overall density, at build -out, is 0.77 dwelling units per acre which is within the range for the LDR category. Houses proposed under this action exceed the minimum house size allowed in SP 90-015 which is 1,400 square feet (liveable). The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan, Zoning Code and Specific Plan 90- 015. The existing 0.26-acre parcels are physically suitable for residential development pursuant to the City Council's approval of Tentative Tract Map 29347 in 1999. Conditions are recommended ensuring compliance with Zoning Code and other project -related provisions. 2. Compliance with the California Environmental Quality Act - An Environmental Impact Report (State Clearinghouse No. 90020731; EA 90-159) was certified by the City Council for Specific Plan 90-015 on December 3, 1991 under Resolution 91-100; an Addendum was approved by the City Council on December 1, 1998 for Amendment #1 pursuant to Resolution 98-142. There are no changed circumstances, conditions, or new information which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166. 3. Architectural Compatibility - The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code in that the design guidelines require a minimum of two different front elevations, varied roof heights, and window and door surrounds for flat elevation planes. The proposed units comply with these requirements in that two facades per plan are proposed, roof heights are varied with the combination G AResoPCSDP747Jacobs.wpd/Greg Planning Commission Resolution 2002- Site Development Permit 2002-747 Peter Jacobs Homes, Inc. July 23, 2002 Page 3 of different roof styles, and plaster surrounds are provided where required. The overall design elements of the project are aesthetically pleasing and consistent with neighboring one story houses. 4. Site Design Compatibility - As designed, the proposed detached single family houses comply with the setback requirements of the RL District and SP 90-015. Site grading for home building is minimal and consistent in design with abutting properties pursuant to the requirements and conditions of Tract Map 29347. 5. Building Size Compatibility - Existing houses in Specific Plan 90-015 vary from 2,689± square feet to over 4,900 square feet thereby exceeding the minimum size of 1,400 square feet. The applicant's Turnberry Collection is consistent in size with existing houses, therefore, no adverse impacts are anticipated. The Turnberry Collection, as proposed, is consistent with the requirements of SP 90- 015. 6. Landscape Design Compatibility - The front yard landscape plan shall be compatible with neighboring houses through the installation of trees, groundcover and turf, as conditioned. Review of the plans by the Architecture and Landscape Review Committee is required. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That the property owner within 500 feet of the site were mailed public hearing notices by the Community Development Department on July 1, 2002 pursuant to Section 9.200.1 10(D) of the Zoning Code; and 3. That the 26 vacant parcels are legal lots of record pursuant to recordation of Tract Map 29347 with the County of Riverside on October 20, 1999; and 4. This project has been determined to be categorically exempt from California Environmental Quality Act requirements pursuant to Section 15303, Class 3(a) of the Guidelines for Implementation; and 5. That it does hereby approve Site Development Permit 2002-747 for the reasons set forth in this Resolution, subject to the findings and conditions. G:\ResoPCSDP747Jacobs.wpd/Greg Planning Commission Resolution 2002- Site Development Permit 2002-747 Peter Jacobs Homes, Inc. July 23, 2002 Page 4 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 23rd day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California G:\ResoPCSDP747Jacobs.wpd/Greg PLANNING COMMISSION RESOLUTION 2002-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2002-747 PETER JACOBS HOMES, INC. JULY 23, 2002 CONDITIONS 1. The applicant/property owner agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this application and any other challenge pertaining to this project. This indemnification shall include any award toward attorney's fees. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Screen walls shall be clad in stucco to match existing houses, unless otherwise permitted by the Norman Course Homeowners' Association. 3. The conceptual front yard landscape plan shall be submitted to the Architecture and Landscape Review Committee (ALRC) for their approval. The plan shall include the following design features: A. A minimum of two trees shall be installed per house. One tree shall be a minimum height of 10 feet tall when installed (24" box specimen with minimum 1.5" caliper) pursuant to Section 9.60.300 (Item I, Subcategory #4) of the Zoning Code. The second tree may be 15 gallon with a caliper size of not less than 0.75". Trees shall be staked using 1.5" lodge poles to prevent damage by the wind. B. A minimum of ten 5 gallon shrubs shall be installed. C. Groundcover may be a combination of turf, gravel, and other decorative materials matching existing houses in the private development. D. The final landscape and irrigation plans shall be prepared by a licensed landscape architect and approved by the Coachella Valley Water District pursuant to Chapter 8.13 of the Municipal Code (Water Efficient Landscaping) before being submitted to the Community Development Department for construction acceptance. Should plant material from outside the Coachella Valley area be proposed, approval by the Riverside County Agricultural Commissioner is also required. 4. Garage doors shall not have windows. G:\CondPC SDP747 Jacobs.wpd/Greg ATTACHMENTS U) Z Q J a •' J cc • w w • L. Attachment 2 I s�C ' I I I — — — — — — — — — —� SHEEP 4 SHEET 3 LOT G i LOT C I \\ 40 1 1 1 1 1 1 1 1 1 it ��\ LOT A 1 234 5 OT B L,�--33I (BROWN DEER PARK 1111� � ' I I GOLF COURSE LOT D r la,► 45-o ACRES i i W C7 I I Lj 22 i (< I' ICE F— �— ------ —Q iQ I t®�,� tt >— t4 3a 1�1 AUSTRALIA --30_ _ TIBURONit�l1— I pR1VE � 3z I O DRIVE yy; ___—_----_ -- m �Oti loZ 33 I t3 Z 34 i i O ��—-----------� \ Cr 35 ' ' I :2 D 36 �� 1 3t 1 37 4--34 GOLF COURSE I 38 I ' LOT B 23 31 I I SHEET 5 ----------t9 1Ii1J 1 �I I - ------------------- -------------a®T®--------------------------------------- AIRPORT BOULEVARD AL: LOTS 4-29 OF TRACT 29347 (APN'S: 767-550-002 TO -012 AND 767-540-004 TO -01 ATTACHMENT A Architectural & Landscape Review Committee Minutes July 3, 2002 8. Committee Member Bobbitt asked if the applicant was aware that the vines proposed would stick to the buildings and can be a maintenance problem. Mr. Horton stated they may use a different species. 9. Committee Member Thoms asked what the material was proposed for the perimeter wail. Mr. Horton slump stone with a slurry finish. 10. There being no further discussion, it was moved and seconded by Committee Member Bobbitt/Thoms to adopt Minute Motion 2002- 029 recommending approval of Site Development Permit 2002- 740, as requested. Unanimously approved. C. Site Development Permit 2002-747; a request of Peter Jacobs Homes, Inc./BBG Architects for review of architectural plans for two single story prototype house plans located at the west side of Turnberry Way and south of Brown Deer Park within the Norman Course 1. Principal Planner Stan Sawa introduced Mr. Peter Jacobs who gave a presentation on the project. 2. Committee Member Bobbitt asked who would be maintaining the landscape area. Mr. Jacobs explained the front would be maintained by the homeowners' association (HOA) and the rear by the property owner. Committee Member Bobbitt asked that all the roof lines not be the same. Mr. Jacobs stated they would propose to use hip and gable roofs to create different designs. 3. Committee Member Thorns stated he does not like windows on garage doors. Mr. Jacobs stated they would have an architectural element, but no windows and wood would not be used. 4. There being no further discussion, it was moved and seconded by Committee Member Thoms/Bobbitt to adopt Minute Motion 2002- 030 recommending approval of Site Development Permit 2001- 747, subject to the conditions as submitted. Unanimously approved. A. No windows in the garage doors. G:\WPDOCS\ARI.C\7-3-02.wpd 4 �' i PH ##C PLANNING COMMISSION STAFF REPORT DATE: JULY 23, 2002 CASE NO.: SITE DEVELOPMENT PERMIT 2002-745 APPLICANT: MARVIN INVESTMENTS (WELLS MARVIN) ENGINEER: MAINIERO, SMITH AND ASSOCIATES ARCHITECT: SGPA ARCHITECTURE PLANNING LOCATION: SOUTH SIDE OF CALLE TAMPICO, BETWEEN AVENIDA BERMUDAS AND DESERT CLUB DRIVE REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR PHASE I AND SIGN PROGRAM FOR OLD TOWN LA QUINTA CONSISTING OF THREE COMMERCIAL BUILDINGS ENVIRONMENTAL REVIEW: ZONING: GENERAL PLAN DESIGNATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2002-450, PREPARED FOR SPECIFIC PLAN 2002-058, WHICH WAS CERTIFIED ON JUNE 4, 2002. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, OR NEW INFORMATION HAS BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW. VC (VILLAGE COMMERCIAL) VC (VILLAGE COMMERCIAL) p \stan\sp 2002-745 marvin pc rpt.wpd SURROUNDING ZONING AND LAND USES: NORTH: SOUTH: EAST: WEST: BACKGROUND: VC / COMMERCIAL BUILDINGS AND VACANT LAND VC / COMMERCIAL BUILDINGS AND VACANT LAND VC / VERIZON OFFICE AND RL 10,000 17/1 / VACANT LAND VC / COMMERCIAL BUILDING The property consists of approximately six acres in the Village area of the City. The site is bounded by Calle Tampico on the north, Avenida Bermudas on the west, Desert Club Drive on the east, and Avenida La Fonda on the south (Attachment 1). The majority of the property is vacant, with a vacant small commercial building on the west end of Avenida La Fonda and two small, older vacant apartment buildings on the west side of Desert Club Drive, approximately midway between Calle Tampico and Avenida La Fonda. An unimproved east -west running alley and power poles with overhead utility lines runs parallel to, and near Avenida La Fonda on the property. On the north side of Avenida La Fonda near Desert Club Drive the La Quinta Arts Foundations office building is within the boundary area, but is not a part of the project. Specific Plan 2002-058 was approved by the City Council on June 4, 2002, permitting this commercial complex which consists of nine buildings spread out around new interior private streets and approximately 127,517 square feet of floor space. Tenants are anticipated to consist of retail, restaurant and office uses PROJECT REQUEST General Proposed is the first phase of the three phase project consisting of buildings "A, B and C", with 5,9514 square feet of floor area. The buildings are located near the intersection of Avenida Bermudas and Avenida La Fonda (Attachment 2). All of the new private interior streets and on -site parking spaces along the streets and parking lot at the northwest corner of Desert Club Drive and Avenida La Fonda are a part of this phase. Site Design/Circulation The three proposed buildings will front on main street and two of the shorter streets. The buildings primary orientation is to the intersection of Avenida Bermudas and Avenida La Fonda. The specific building footprints have been altered slightly from p \stan\sp 2002-745 marvin pc rpt.wpd that shown in the Specific Plan, but are conceptually the same. A small plaza area is shown at the northwest corner of Building "C". All undeveloped pads are shown to be planted in turf until developed. The building site immediately east of Building "B" is proposed to be used as a temporary public event area. The alley behind the La Quinta Arts Foundation office will be installed, along with a loading area. Architectural Design Pursuant to the Specific Plan, the proposed project will use an architectural theme derived from California Mission Revival ("Santa Barbara" or "Monterey") architecture and the La Quinta Resort. Building forms combine sloped clay tile roofs with parapet walls with extensive use of covered pedestrian areas and patios, primarily on the south and west sides of the buildings. Several towers and rotundas are used for accent. Plaster walls will have a smooth "mission" texture and rounded corners. Exposed rough sawn wood will be used for the trellis'. Tile "eyebrow" awnings are shown to shade some windows. Most windows are inset from the exterior walls. The plaster color is eggshell with light earth tone stone colors and a three tone two piece red mission the roof material. Colors such as brown, orange, gold blue and green will be used for exterior doors and painted wood frames. Glazed decorative Mexican hand painted tiles will be used for accent designs throughout the project. Decorative metal will be used for railings and wall accents. Outdoor stone and clay pavers will be used throughout the sidewalk areas. Building heights vary from one to two stories with a minimum of approximately 20 feet and a maximum 35 feet height. Parking All of the on -street parking spaces will be provided will the street improvements. The parking lots at the northwest corner of Desert Club Drive and Avenida La Fonda will provide approximately 51 parking spaces. The Specific Plan approval requires the temporary use of the pad area at southwest corner of Calle Tampico and Desert Club Drive for overflow parking should it become needed. Landscape and Hardscape Design The landscape design compliments the architectural theme and use plant materials primarily desert in nature. Mexican fan palms will line most street frontages, with canopy trees used for accent and shade in pedestrian and parking areas. Perimeter streets will use shrub and ground cover planting areas next to the buildings while interior streets will combine tree and shrub planting next to the curb. Vine pockets p \stan\sp 2002-745 marvin pc rpt.wpd will be used on arcade and covered walkway supports. Shrubs consist primarily of native and desert -type plants. Many of the plants used in the recent Calle Estado improvements are proposed to be used. Decorative paving will be used through the sidewalk areas of the site, anchored by the Main Street plaza area. In this plaza area a fountain will be provided. Sign Program A sign program has been submitted for the entire nine building complex (Attachment 3). Major types of signs proposed consist of project identification signs, project directory signs, project banners, wall and window tenant identification signs, tenant identification blade and hanging signs, and second floor tenant wall identification signs. The sign program dictates that all signs be compatible with the architectural theme of the project. The program allows individual sign design freedom while assuring consistency in quality, color, size, placement, and configuration. Plex-faced channel letter signs are prohibited with direct or indirect sign lighting sources permitted. Signs may be made out of compatible materials (i.e. wood, reverse channel letters, metal, etc.) or be painted on the walls and windows. Logos and decorative accents are permitted as a part of the tenant signs. Tenant sign sizes are per Zoning Code requirements (one square foot of sign per linear foot of frontage, up to a maximum of 50 square feet) and may be on the building wall above the entry or on the front of the arcade in front of the building. Colors, copy style and layout are not specified, but subject to individual approval by the owner prior to City approval. Second story tenants are permitted a wall sign with a maximum of 25 square feet of sign. Due to the unusual configuration of the project, consisting of five individual blocks, seven project identification signs are proposed on different street frontages. Some will be mounted on walls while others will be freestanding on decorative bases. Exterior Lighting The exterior lighting plan submitted shows the use of a decorative lantern style luminaire fixture compatible with the architectural theme of the project. The fixture will be mounted on poles of varying heights and configurations. Poles will be evenly spaced in pedestrian areas on 12 foot high poles, while parking lot areas propose 20 foot high poles. Some poles will have double fixtures, and some fixtures may be wall mounted. p \stan\sp 2002-745 marvin pc rpt.wpd ARCHITECTURE AND LANDSCAPING COMMITTEE (ALRC) REVIEW The ALRC reviewed this request at its meeting of July 3, 2002, and by adoption of Minute Motion 2002-031, recommended approval of the plans, subject to conditions (Attachment 4). PUBLIC NOTICE This request was advertised in the Desert Sun newspaper on July 12, 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 comment and any pertinent comments received have been incorporated into the Conditions of Approval. STATEMENT OF MANDATORY FINDINGS The Findings necessary to approve the Site Development Permit can be made, as noted in the attached Resolution with the following requirements: 1. The Specific Plan requires that exterior street lights on public streets (i.e. Calle Tampico, Avenida Bermudas, Avenida La Fonda and Desert Club Drive match those recently installed in the downtown area to the south. Condition #63 requires use of those light fixtures. 2. A subsequent landscaping plan is required because the plan submitted shows tree locations only. The Specific Plan requires that the parking lots at the northwest corner of Avenida La Fonda and Desert Club Drive be screened from the public streets by use of short walls and landscaping. Condition #53 requires that it be shown on the landscaping plans. 3. The Specific Plan limits parking lot lights to 12 feet high rather than the 20 feet proposed. Condition #64 requires the lights be 12 feet high. 4. The Specific Plan requires a driveway access to pad "E' or "F" which is to be used for overflow parking. The plans do not show its location. Condition #65 requires it be shown on street improvement plans. 5. Bicycle racks are required by the Zoning Code and Specific Plan. Condition #66 requires that it be provided with the landscaping plans. p \stan\sp 2002-745 marvin pc rpt.wpd 6. The sign program provides for wall signs for the second story tenants in each building. The signs are limited to 25 square feet regardless of frontage length and would be mounted on the plaster wall of the building. For this project staff finds this acceptable since there may be retail or office uses that require such identification. Project identification banners of a maximum 15 square feet, hung vertically from building walls or street lights are proposed. The banners would read "Old Town La Quinta" with the sunburst logo. A maximum of eight per building is proposed. Sign adjustments are permitted in conjunction with sign program approval. The second story signs and banners can be permitted as alternate type of signs needed to facilitate compatibility with the architecture of the structures and improve the overall appearance of the project. Condition #67 restricts the banners to a maximum of six per building. RECOMMENDATION 1. Adopt Planning Commission Resolution 2002-_, approving Site Development Permit 2002-745, subject to conditions. Attachments: 1. Location Map 2. Plan exhibits 3. Sign Program 4. Architecture and Landscaping Review Committee minutes for the meeting of July 3, 2002 Prepared by: Stan B. Sawa, Principal Planner p \stan\sp 2002-745 marvin pc rpt.wpd PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR CONSTRUCTION OF THREE COMMERCIAL BUILDINGS IN THE OLD TOWN LA QUINTA PROJECT CASE NO.: SITE DEVELOPMENT PERMIT 2002-745 APPLICANT: MARVIN INVESTMENTS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23RD day of July , 2002, hold a duly noticed Public Hearing, to consider the request of MARVIN INVESTMENTS to approve the development plans for three commercial buildings in the Old Town La Quinta project, located at the northeast corner of Avenida Bermudas and Avenida La Fonda, more particularly described as: PORTIONS OF APN: 770-121-001, 770-121-002, and 770-121-003 WHEREAS, the Architecture and Landscaping Review Committee, on July 3, 2002, at a regular meeting, adopted Minute Motion 2002-031, recommending approval of the architectural plans for the new building, subject to conditions; and WHEREAS, the City Council, at its meeting of June 4, 2002, adopted Resolution 2002-83, approving Specific Plan 2002-058, of which this Site Development Permit project site is a part; 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 General Plan designates the project area as Village Commercial. The proposed commercial buildings are consistent with the commercial designation of the property. 2. The proposed commercial building is designed to comply with the Zoning Code and Specific Plan requirements, including but not limited to, height limits, parking, lot coverage, and signs. 3 The La Quinta Community Development Department has determined that the request has been assessed in conjunction with Environmental Assessment 2002-450, prepared for Specific Plan 2002-058, which was certified on june p:\stan\sdp 2002-745 pc res.wpd Planning Commission Resolution 2002- Site Development Permit 2002-745 Adopted: July 23, 2002 4, 2002. 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 development and with the quality of design prevalent in the city. The building is a well designed with articulation on the front and rear elevations. The project uses architectural features, colors, and materials specified in the Specific Plan. 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. 6. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. . 7. The sign program will be consistent with the intent of the Zoning Code program, and will be in harmony and visually related to the proposed buildings, with the approval of the Planning Commission. 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 2002-745 for the reasons set forth in this Resolution, subject to the attached conditions. p:\stan\sdp 2002-745 pc res.wpd Planning Commission Resolution 2002- Site Development Permit 2002-745 Adopted: July 23, 2002 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 23RD day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California p:\stan\sdp 2002-745 pc res.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 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: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • Colorado River Basin Regional Water Quality Control Board (RWQCB) 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, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES storm water 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"). P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 1 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this Site Development Permit. 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 Practice ("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 of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. 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. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. 6. The applicant shall offer for dedication 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. P:\STAN\cdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 2 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 7. Unless the ultimate developed right of way can be documented, the public street right of way offers for dedication required for this include: A. Public Streets 1) All public street right of way will be dedicated as part of Parcel Map 30850. 8. Right of way geometry for property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawing #805, unless otherwise approved by the City Engineer. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 10. The applicant shall create perimeter landscaping setbacks along all public right of way as follows: A. All public landscaping setbacks will be dedicated as part of Parcel Map 30850. 11. 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 shown on the Site Development Permit. 12. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Site Development Permit. 13. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, ingress/egress, or other encroachments will occur. 14. When an applicant proposes the vacation, or abandonment, any existing right-of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or shall submit notarized letters of consent from the affected property owners. 15. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Site Development Permit P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 3 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 and the date of final acceptance of the on and off -site improvements for this Site Development Permit, unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 16. Improvement plans shall be prepared by or under the direct supervision of qualified engineer, and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 17. The following improvements 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. Perimeter Landscape Plan: 1 " = 20' B. On -Site Utility Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical C. On -Site Rough Grading Plan: 1 " = 40' Horizontal D. Site Development Plans: 1 " = 30' Horizontal E. On -Site Landscape Plan: 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "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; and show the existing street improvements out to at least the center lines of adjacent existing streets. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 4 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 "Rough Grading" plans shall 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. 18. The City maintains standard plans, details 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. 19. The applicant shall furnish a complete set of the AutoCAD files of all complete, 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 which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. OFF -SITE IMPROVEMENT SECURITY AGREEMENTS 20. Prior to the conditional approval of this Site Development Permit, or the issuance of any permit(s), the applicant shall construct all off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Off -Site Improvement Agreement ("OSIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 21. Any OSIA 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 Site Development Permit, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 22. Improvements to be made, or agreed to be made, shall include 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 monuments. 23. When improvements are phased through a "Phasing Plan"' or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on- P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 5 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 site improvements (e.g., back bone utilities, storm drain improvements, perimeter walls, landscaping and gates) shall be constructed, or secured through an OSIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through an OSIA, prior to the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. The same submittal criteria shall apply to all subsequent phase as required for the first phase submittal. (E.g. detailed cost estimate, 8-1 /2" x 11 " reductions, etc.) 24. Should the applicant fails to construct improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, or other phasing method, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 25. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 26. 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. The applicant shall prepare a final grading plan/site development plan which closely adheres to the approved mass grading plan for Parcel Map 30850. 27. 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. 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. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 6 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 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 submitted with its application for a grading permit. 28. 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. 29. Grading within perimeter setback and parkway areas shall have undulating terrain and shall conform to LQMC 9.60.240(F). The maximum slopes shall not exceed 5:1 within the public right of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 30. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 31. The applicant shall minimize the differences in elevation between the adjoining properties and the pads within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 32. 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 Parcel Map or Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 33. 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. P:ISTAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 7 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 34. This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC. If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 35. The applicant may discharge run off generated from the development to the existing storm drain system. 36. Nuisance water shall be retained on site in an acceptable manner. 37. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 38. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 39. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 40. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 41. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 8 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 42. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. 43. General access points and turning movements of traffic are limited to the following: A. Primary Entry: Mid Block on Calle Tampico - Right turn in, Right turn out B. Primary Entry: Mid Block on Avenida La Fonda - Right turn in, Right turn out C. Primary Entry(s) Two entries are allowed on Avenida Bermudas - Full turning movements. D. Primary entry(s) Two entries are allowed on Desert Club Drive - Full turning movements. 44. 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 on public street is not required. However, if provided, it shall match the existing light fixtures found elsewhere in the village. 45. 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. 46. The applicant shall modify the Avenida Bermudas bus turn out as necessary to accommodate proposed driveway(s). The bus turn out modification is subject to approval by the City Engineer and Sun line Transit Agency. 47. The applicant shall construct a six foot wide concrete sidewalk along the perimeter of the project on Avenida Bermudas and Avenida La Fonda. The perimeter sidewalk improvements shall be completed as part of the Phase 1 improvements as shown in the Specific Plan. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 9 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 48. The applicant shall construct the backbone drive isles and parking areas in Phase 1 as shown in the Specific Plan. CONSTRUCTION 49. The applicant shall submit current mis designs (less than two years old at the time of construction) for base, asphaltic concrete and Portland cement concrete. The submittal shall include the test results for specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include the most recent (less than six months old at the time of construction) aggregate gradation test results confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs have been approved. 50. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 51. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 52. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 53. A preliminary landscaping plan, including trees, shrubs, groundcover and hardscape shall be submitted for approval by Staff, after review by the Architecture and Landscaping Review Committee. Plan to include screening of parking lot surface through use of short decorative walls and landscaping along Desert Club Drive and Avenida La Fonda. 54. Landscape and irrigation plans for landscaped lots and setbacks, medians, and retention basins 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 P:ISTAN\sdp 2002-745 pc coampd Printed July 19, 2002 Page 10 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 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. 55. 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. 56. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 57. The applicant shall employ, or retain, qualified engineers, surveyors, and such or 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. 58. 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. 59. 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 60. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 61. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 11 of 12 Planning Commission Resolution 2002- Conditions of Approval - Recommended Site Development Permit 2002-745 Marvin Investments Adopted: July 23, 2002 62. 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. MISCELLANEOUS 63. Street lights on Calle Tampico, Avenida Bermudas, Desert Club Drive and Avenida La Fonda shall match those recently installed in the downtown area south of the project. 64. Parking lot light poles shall not exceed 12 feet in height and shall be installed with parking lot improvements. 65. A temporary driveway shall be provided to either Pad "E" or "F" for use when pad is used for overflow parking. 66. Bicycle racks shall be provided throughout the project. Landscaping and/or hardscape plans shall show location, design, etc. for racks. 67. Project banners shall be limited to a maximum of six per building. P:\STAN\sdp 2002-745 pc coa.wpd Printed July 19, 2002 Page 12 of 12 ATTACHMENTS) ATTACHMENT 1 EISENHOWER DRNE z 0 z LA QUINTA CALLS TAMPICO AVENIDA lu LA FONDAv� Wo �® _G CASE MAP CASE No. SDP 2002-745 MARVIN INVESTMENTS NORTH SCALE: NTS ATTACHMENT #3 gig Oz�,��COoO Zf LL o'VA Sign Plan June 15, 2002 Owner: �c Jj s� L% Old Town La Quinta, LLC c/o Marvin Investments, Inc. 78-080 Calle Estado, #201 La Quinta, CA 92253 Prepared by: Graphic Solutions 2952 Main Street San Diego, CA 92113 TABLE OF CONTENTS OBJECTIVE DESIGN GUIDELINES 2 Acceptable Sign Treatments ...................................2 Lighting...............................................2 Colors 2 Sizes and Quantities .........................................3 Prohibited Signs ............................................3 Owner's Right to Enforce ....................................4 Abandoned Signs CONSTRUCTION REQUIREMENTS ...........................................4 EXHIBITS ...............................................4 PROJECT SIGNAGE 6 7 SIGN LOCATION PLAN: PROJECT IDENTIFICATION SIGNS .....8 SIGN TYPE: (A) PROJECT IDENTIFICATION SIGN ..............9 SIGN TYPE:(B) PROJECT DIRECTORY SIGN ..................I I SIGN TYPE: (C) PROJECT DIRECTIONAL SIGN ................12 SECONDARY SITE SIGNAGE..............................14 TRAFFIC AND PARKING REGULATORY SIGNAGE ............14 TENANT SIGNAGE 15 SIGN TYPE:(J) TENANT IDENTIFICATION SIGNS - WALL .......16 SIGN TYPE:(K) TENANT IDENTIFICATION SIGNS - WINDOW ...18 SIGN TYPE:(L) TENANT IDENTIFICATION BLADE SIGN .......19 SIGN TYPE:(M) TENANT IDENTIFICATION HANGING SIGN ....20 SIGN TYPE:(N) SECOND FLOOR TENANT IDENTIFICATION SIGN 21 SIGN TYPE:(0) SECOND FLOOR TENANT DIRECTORY SIGN ...22 TEMPORARY SIGNAGE ..............................................24 REQUIRED SUBMITTALS APPROVALS PHOTO EXAMPLES .4ND ......................................25 ..............................................27 1 OBJECTIVE The objective of the Old Town La Quinta Sign Plan is to provide design standards and specifications that assure consistency in quality, color, size, placement, and configuration for signage throughout the project. DESIGN GUIDELINES A. Acceptable Sign Treatments Only those sign types specified in the Sign Plan and/or specifically approved in writing by the Owner and the City will be allowed. Sizes and quantities for signs shall be as outlined in the criteria and exhibits for each sign type. See details for each sign type below. A strong connection shall be maintained between all signage and the project architecture and landscaping. Elements of color, materials, scale, form and detail shall be reflected in the signage. Signs shall fit comfortably, never crowding the architectural and landscape elements in the immediate vicinity. B. Lighting 1. All front lighting, lamps and fixtures shall be baffled or obscured in channels where possible. 2. All electrical housings and posts for signs shall be painted out to match the building background immediately behind and adjacent to the sign. 3. Signs illuminated with neon shall use 30 m.a. transformers. The ballast for fluorescent lighting shall be 430 m.a. Fluorescent lamps shall be single pin (slimline) with 12" center -to -center lamp separation. All lighting must exactly match the specifications of the approved shop drawings. 4. Lighting fixtures, when used for blade signs and banners, should be integrated into sign mounting bracket wherever possible. C. Colors Sign colors shall be selected to provide sufficient contrast against background colors. Color of letter returns should contrast with face colors for good daytime readability. D. Copy / Typestyles Copy and layout are subject to Owner's prior written approval. 2 E. Sizes and Quantities Sizes and quantities for signs shall be as outlined in the criteria for each sign type. Notwithstanding the maximum square footage specified for copy area allowances, adequate amounts of visual open space shall be provided so that signs appear balanced and in scale in relation to their backgrounds and adjacent signage. 1. Sign area shall be calculated as follows: Sign Area: The area of a sign shall include the entire area of the sign face, including nonstructural perimeter trim but excluding structures or uprights on which the sign is supported. Individual letters: The area of wall or window signs composed of individual letters is considered to be the area within the single continuous perimeter encompassed by a straight-line geometric figure which encloses the extreme limits of the letters or other characters. G. Prohibited Signs L Any sign not .in accordance with this Sign Plan. 2. Abandoned signs 3. Rotating, revolving, flashing or moving signs. 4. Vehicles, trailers or other signs or devices when used exclusively or primarily as advertising devices or displays. 5. Off -premise signs (other than directional signs) installed for the purpose of advertising a project, event, person or subject not related to the premises upon which said sign is located. 6. Signs that create a safety hazard or resemble or conflict with any traffic control device. 7. Flags, pennants, streamers, spinners, festoons, windsocks, valances or similar displays without prior approval by the Owner and City. United States or California flags may be permitted, limited to one each per site maximum. 8. Balloons or other inflatable devices. 9. Roof signs 10. Signs promoting immoral or unlawful activities. 11. Billboards or Outdoor Advertising devices and advertising displays. 12. Freestanding "A" frame signs or "human" signs. 13. Neon signs, except those specifically approved as an activity's major identification signs. 14. Plex-faced channel letters or exposed neon. 15. Any signs not addressed in this sign plan and specifically prohibited by City of La Quinta Zoning and Signage Regulations. 3 H. Owner's Right to Enforce The Owner may, at its sole discretion and at the violator's cost, correct, replace or remove any sign that is installed without written approval and/or that is deemed not to be in conformance with the Sign Plan, the plans as approved by the Owner, or erected without appropriate governmental agency approval or permits. I. Abandoned Signs An abandoned sign is that whose use is discontinued because the premises upon which it is located becomes vacated and unoccupied for a period of more than 30 days. The Owner may, at its sole discretion and at the violator's cost, replace or remove any abandoned sign. CONSTRUCTION REQUIREMENTS The following requirements shall be observed: A. Materials 1. Signs must be made of durable, rust -inhibited materials that are appropriate and complementary to the building architecture. All materials must be new. 2. All ferrous and non-ferrous metals shall be separated with non-conductive gaskets and stainless steel fasteners be used to secure ferrous to non-ferrous metals. 3. All bolts and fastenings shall consist of stainless steel, anodized aluminum, brass or bronze; or carbon -bearing steel with painted finish. No black iron materials are allowed. B. Processes and Installation 1. Joining of materials (e.g., seams) shall be finished in such a way as to be unnoticeable. Visible welds shall be continuous, ground smooth and filled. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished so as to be unnoticeable. Finished surfaces of metal shall be free from canning, warping and other imperfections. 2. Dimensional letters and plaques shall be affixed without visible means of attachment, unless attachments make an intentional design statement and are shown on approved shop drawings. 3. Penetrations into building walls, where required, shall be made waterproof, subject to Owner's review. Immediately upon abandonment or removal, building walls shall be restored at tenant's expense. An 4. In no case shall any manufacturer's label be visible from the street from normal viewing angles. 5. Sign permit stickers shall be affixed to the bottom edge of signs, and only that portion of the permit sticker that is legally required to be visible shall be exposed. 6. All logo images and typestyles once approved by Owner, shall be accurately reproduced. Lettering that approximates intended typestyles shall not be acceptable. 7. Threaded rods or anchor bolts shall be used to mount sign letters which are spaced out from background panel or building wall. Angle clips attached to letter sides are not permitted. C. Paint 1. Color coatings shall exactly match the colors specified on the approved plans. Surfaces with color mixes and hues prone to fading (e.g., pastels, fluorescent, complex mixtures, and intense reds, yellows and purples) shall be coated with ultraviolet -inhibiting clear coat in a matte, gloss, or semi -gloss finish. All finishes shall be free of dust, orange peel, drips, and runs and shall have a uniform surface. 2. All visible finishes shall be semigloss unless otherwise called out on shop drawings and approved by Owner. 5 EXHIBITS Note: All maps and figures indicate typical design concepts and locations and are subject to change. Exhibits are not intended to suggest final sign designs or exact locations, depending on final site development and entry drive configuration. 2 PROJECT SIGNAGE SIGN LOCATION PLAN: PROJECT IDENTIFICATION SIGNS .......... i. PROJECT sign 0 PROJECT SIGN 0 DIRECTORY 0 DIRECTIONAL (NOT SHOWN) 0 BUILDING ADDRESS NUMBER(NOT SHOWN) 0 SUITE 10 (NOT SHOWN) 12 NORM n. SIGN TYPE: (A) PROJECT IDENTIFICATION SIGN QUANTITY As indicated on Sign Location Plan LOCATION As indicated on Location Plan. May be located within landscaped zones between property lines and building setback lines, allowing for adequate sight -lines for vehicular traffic at street intersections and project entries, but may not be located in the public right-of-way. TEXT Project Identification, address numerals SIGN AREA Max. height 8'; 50 sq. ft. max. MATERIALS Ceramic tile, metal, porcelain enamel or other materials compatible with building architecture COLORS Colors as approved by Owner. TYPE FACE Custom project identity LIGHTING Direct or indirect r • i a 4 i • , LOGO - CERAMIC TILE * M BRONZE LETTERS WITH PATINA FINISH. STUCCO WALL s CERAMIC TILE DETAILS s Q' i in LOGO - CAST BRONZE; PAINT FILLED. CERAMIC TILE. LETTERS - TORCH CUT STEEL; RUST FINISH. CERAMIC TILE DETAILS STUCCO WALL 10 SIGN TYPE: (B) PROJECT DIRECTORY SIGN QUANTITY As indicated on Sign Location Plan. 1 per entrance to building max. LOCATION As indicated on Location Plan. Building mounted or freestanding. May be located within landscaped zones between property lines and building setback lines, allowing for adequate sight -lines for vehicular traffic at street intersections and project entries, but may not be located in the public right-of-way TEXT Project Identification; Directory map and tenant listings SIGN AREA 18 sq. ft. max.; 6 ft. high max if freestanding MATERIALS Compatible with building architecture COLORS Colors as approved by Owner. TYPEFACE Custom project identity LIGHTING Direct or indirect SANDBLASTED STAINED WOOD. WROUGHT IRON. PAINTED METAL SIGN TYPE: (C) PROJECT DIRECTIONAL SIGN QUANTITY As necessary to direct pedestrian traffic. LOCATION Mounted on building walls TEXT Project Identification; Address directional information SIGN AREA 6 sq. ft. max. MATERIALS Ceramic tiles. COLORS Colors as approved by Owner. Colors shall be compatible with the building architecture. TYPEFACE Custom project identity LIGHTING Indirect .E 12 SIGN TYPE: (F) PROJECT BANNERS QUANTITY 8 per building max. LOCATION Building mounted or mounted on light poles TEXT Project Identification SIGN AREA 15 sq. ft. max. MATERIALS Fabric COLORS Colors as approved by Owner. TYPE FACE Custom project identity LIGHTING Indirect O� WROUGHT BRACKET WITH PATINA-GREEN F NISH. FABRIC BANNER WITH FESTIVE COLORS. WROU( WITH P FABRIC FESTIVI 13 SECONDARY SITE SIGNAGE Secondary site signage are signs other than the primary project, development or tenant identification signs and may include: • address signage • suite number signs • rear entry and loading dock identification • other code -required signs The number and locations of secondary signs shall be subject to city review. Sizes shall not exceed allowances per city code. Secondary site signs may be freestanding or wall -mounted. Secondary site signs are not to be oriented to the public right-of- way, with the exception of entrance signs, parking control signs, and address signs which should be visible from the public right-of-way. Directional signs can be used to direct vehicles to significant features of the development and to sector parking entrance/exit locations. CAST BRONZE WITH PAINT FILLED o a NUMBERS B LOGO OR CUSTOM CERAMIC SHAPE Building Address Numbers Suite Number TRAFFIC AND PARKING REGULATORY SIGNAGE Traffic and Parking Regulatory Signs shall be allowed per city code. 14 TENANT SIGNAGE 15 SIGN TYPE: (J) TENANT IDENTIFICATION SIGNS - WALL QUANTITY I per tenant per building elevation, up to 2 signs per tenant max. LOCATION On tenant lease space building wall or outer arcade wall directly in front of tenant lease space, with Owner approval. May be used in conjunction with an undercanopy hanging or blade sign. COPY Tenant names / logo. SIGN AREA 1 sq. ft per linear foot of tenant lease frontage, up to 50 sq. ft. aggregate. MATERIALS Reverse channel letters; dimensional letters; painted; or other material compatible with building architecture. COLORS Custom colors with Owner approval. Colors shall be compatible with the building architecture. TYPE FACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at hack of book E DIMENSIONAL LETTERS LIGHT FIXTURE WITH IRON DETAIL • OOD WROUGHT IRON: PAINT FINISH INK BOTTLE. COLORED GLASS; INTERNALLY ILLUMINATED. FORMED ROD: GOLD LEAF FINISH. /� DIMENSIONAL LETTERS. f PINNED OFF WALL: PAINT FINISH OUILL PEN: SANDBLASTED GLASS. STBTIOIIERS 16 P+tiCO N C R E S T g 0 ok /T PAINTED LETTERS E GRAPHICS. :ARVED SIGN FOAM NITH FAUX STONE FINISH TOMATO: MOSAIC. REVERSE CHANNEL LETTERS: LOW VOLTAGE LIGHTS. LETTERS CUT OUT OF HAMMERED METAL PANEL: INDIRECT LOW -VOLTAGE SILHOUETTE LIGHTING. TORCH CUT STEEL LETTERS. FACE - RUST LOOK, RETURN - GOLD LEAF WROUGHT IRON DETAIL WITH STAINED GLASS PANELS BEHIND & CONCEALED FLOURESCENT UPLIGHT 17 SIGN TYPE: (K) TENANT IDENTIFICATION SIGNS - WINDOW QUANTITY 1 per tenant per frontage, up to 2 max per tenant. May be used in conjunction with an undercanopy hanging or blade sign. LOCATION Flush mounted or direct application to ground floor tenant windows COPY Tenant names / logo. SIGN AREA Window sign: 1 sq. ft per linear foot of tenant lease frontage, up to 50 sq. ft. aggregate. MATERIALS Suitable for application to glass and compatible with building architecture. COLORS Custom colors with Owner approval. Colors shall be compatible with the building architecture. TYPE FACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at back of book Pizza Pasta ''�'' Lunch Dinner c ®��,nv WINDOW GRAPHICS: SANDBLASTED GOLD LEAF OR VINYL SIGN TYPE: (L) TENANT IDENTIFICATION BLADE SIGN QUANTITY 1 per frontage or tenant building elevation, up to 2 max. May be used in conjunction with Tenant Identification Window or Wall sign LOCATION On tenant lease space building wall or outer arcade wall directly in front of tenant lease space, with Owner approval. Minimum clearance height: 8' COPY Tenant name / logo SIGN AREA 6 sq. ft. max MATERIALS Compatible with building architecture. COLORS Colors as approved by Owner. Colors shall be compatible with the building architecture. TYPE FACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at back of book 4' DEEP BANNER SHAPE: FABRICATED METAL WITH CUT OUT LETTERS BACKED WITH STAINED GLASS. INTERNAL ILLUMINATION ALSO DOWNLIGHTS SIGN PANEL BELOW. SIGN PANEL: OPEN CUT OUT METAL WORK; METALLIC PAINT FINISH. J•/ METAL BRACKET WITH INTEGRAL LIGHT FIXTURES: DARK BRONZE FINISH. SIGN: SAND BLASTED WOOD WITH DARK STAINED BACKGROUND. RAISED LETTERS: PAINT FINISHED. BORDER: HANDCARVED LOOK -'KNIFE FINISH': STAINED WITH LIGHT COLOR AND VARNISHED. 1. 1 LIGHT FIXTURES n� SIDE VIEW 19 SIGN TYPE: (M) TENANT IDENTIFICATION HANGING SIGN QUANTITY 1 per frontage or tenant building elevation, up to 2 max. May be used in conjunction with Tenant Identification Window or Wall sign LOCATION At entry to tenant lease space under arcade. Minimum clearance height: 8' COPY Tenant name / logo SIGN AREA 6 sq. ft.. max MATERIALS Compatible with building architecture COLORS Colors as approved by Owner. Colors shall be compatible with the building architecture. TYPE FACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at back of book LIGHT FIXTURE/BRACKET ASSEMBLY METAL WORK FIGURES AND BANNER: PATINA 'INISH BACKGROUND: CARVED AND STAINED WOOD LETTERS: INSET WITH GOLD LEAF FINISH LETTERS: CUTOUT APPLIED PAINT FINISH FRONT LIT FROM CEILING FIXTURE ANTIQUE CHAIN: RUST -LOOK FINISH WROUGHT IRON: RUST -LOOK FINISH WIRE BASKET CUT OUT LETTERS: PAINT FINISH BACKGROUND: HAMMERED COPPER WITH CUT OUT PATTERN, PATINA FINISH 20 SIGN TYPE: (N) SECOND FLOOR TENANT IDENTIFICATION SIGN QUANTITY 1 per frontage or tenant building elevation LOCATION On second floor tenant lease frontage COPY Tenant name / loso SIGN AREA 25 sq. ft. max MATERIALS Compatible with building architecture COLORS Colors as approved by Owner. Colors shall be compatible with the building architecture. TYPE FACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at back of book NT FINISHED. 21 SIGN TYPE: (0) SECOND FLOOR TENANT DIRECTORY SIGN QUANTITY 1 per second floor access entry LOCATION Adjacent to second floor access COPY Tenant name / logo; Suite numbers SIGN AREA 8 sq. ft. max MATERIALS Compatible with building architecture COLORS Colors as approved by Owner. Colors shall be compatible with the building architecture. TYPEFACE Custom tenant logotype / name with Owner approval. LIGHTING Direct or indirect See Photo Examples at back of book WROUGHT IRON. PAINTED METAL 22 ANCILLARY SIGNS Ancillary signs are signs other than primary tenant identification signs, and are not included in maximum tenant signage area. Typical ancillary signage includes: Tenant Door Signs Each Tenant will be permitted to place upon the main entrance to its premises not more than 3 sq. ft. aggregate area of lettering indicating hours of business, emergency phone numbers, accepted credit cards, etc. Letter height shall be limited to 1-1/2 inches. Delivery Entrance Identification Signs Tenants may identify their rear service door for delivery and emergency purposes. Copy shall be limited to identification of the tenant, service or building operation. 23 TEMPORARY SIGNAGE Project Leasing / Construction / Future Facilities Temporary signs are permitted for various activities during and after completion of the development phase: • may be ground -mounted. • may be internally or externally illuminated at Owner's discretion and approval. • size and quantity per city zoning ordinances Temporary Identification / Coming Soon Temporary signs may be allowed at individual lease spaces for displaying "for lease", "coming soon" and similar messages subject to Owner's approval. Tenant is responsible for City approvals or permits if applicable. Tenants will be allowed use of a temporary identification banner for a period of time not to exceed 60 consecutive days with written approval of the Owner: • one sign per street frontage • 12 square feet maximum copy area per banner; max 24 sq. ft per site • placed below roof eave line AM REQUIRED SUBMITTALS AND APPROVALS A. Submittals and Approvals There is a formal process for the creation, review and approval of all signage at Old Town La Quinta. Prior to submittal to the City, plans for all proposed signage shall be submitted to the Owner or his Authorized Agent who will review plans for conformance with the sign program. The Owner shall have the discretionary authority to deny approval for any submittal. 1. For signage approval, such submissions shall include (3) sets of the following: a. Name, address and phone number of tenant / user b. Name, address and phone number of Sign Contractor Elevation of structure showing all proposed signs indicating sign type, design, location, size and layout of sign drawn to scale and indicating dimensions, attachment devices and construction details, colors, materials and lighting details. d. Section.detail of letters and/or sign element showing the dimensioned projection of the face of letters, method and intensity of illumination. e. Color board with actual sample colors (8-1/2" x 11" format). 2. Requests to establish signs that vary from the provisions of this sign program shall be submitted to the Owner in writing for approval prior to being submitted to the City. All proposed variances in an application to the Owner must be clearly identified as such. 3. Following approval of proposed signage by the Owner, applications for all permits for fabrication and installation by Sign Contractor may be submitted to the City for approval, along with applicable sign permit applications. 4. Fabrication and installation of all signs shall be performed in accordance with the standards and specifications outlined in these guidelines and in the final approved plans and working drawings. 25 B. Required Insurance and Permits Prior to installation, the tenant shall provide to the Owner an original certificate of insurance from his sign contractor naming the Owner as an additional insured for liability coverage and a copy of the sign permits issued by the City. C. Tenant Listings on Project Signs Tenant listings on project signs are limited to those designated by the Owner. 26 Photo Examples 27 Photo Examples x Y9y�,j gp z ypw OF ATTACHMENT A Architectural & Landscape Review Committee Minutes July 3, 2002 D. Site Development Permit 2002-745; a request of Marvin Investments/SGPC Architecture Planning, for review of architectural and landscaping plans for Phase 1 of Old Town La Quinta, located northeast corner of Desert Club Drive and Avenida La Fonda. 1. Principal Planner Stan Sawa explained the project and introduced the architect, Mr. Michael Cather of SGPC Architecture and Planning and Jose Estrada, Herman & Associates, landscape architect for the project gave a presentation on the project. 2. Committee Member Bobbitt stated his concern that the tower elements might have to be lowered to meet the height restrictions. He asked where the trash storage and the mechanical equipment would be located. Mr. Cather stated the buildings would be kept within the height restrictions. It is their intent to keep them down to a pedestrian scale. In regard to the trash enclosures, they are still looking at potential sites. These are four-sided buildings which makes it very difficult to site them. In regard to the mechanical equipment, they would be using mansards and/or parapets that would shield the equipment. 3. Committee Member Thorns stated the architecture and detailing are excellent, but the site plan for the entire project is lacking. There is no core to the site. There are several block buildings and their architecture is excellent. This is a very important site to the City and he doesn't see the imagination in the site plan. The only "people" place is the plaza area. He doesn't see it becoming a "well used site" for the center of the City. Mr. Cather stated the focal point is the mainstreet for pedestrian traffic and still introduce the vehicular method of travel. They would review the site plan with the Committee's comments in mind. 4. Committee Member Bobbitt stated he wanted to be sure the tree wells were large enough for the trees to grow. He concurs there needs to be a civic center to draw the project together. Discussion followed as to whether or not the site plan could be brought back to the Committee for review. It was suggested the Committee have an opportunity to review the architecture and landscaping in appropriate specific plans before being submitted to the Planning Commission to allow them input before it reaches this stage in the design process. G:\WPDOCS\ARLC\7-3-02.wpd 5 Architectural & Landscape Review Committee Minutes July 3, 2002 5. Committee Member Thorns asked that his statements be entered into the record that the site plan does not meet, what he thinks, should be the theme for the area. It needs more detail to bring some life to the site. Landscaping should be a significant part of the planning process. 6. There being no further discussion, it was moved and seconded by Committee Member Bobbitt/Thoms to adopt Minute Motion 2002- 031 recommending approval of Site Development Permit 2001- 745, subject to the conditions as submitted with comments noted on the site plan. Unanimously approved. E. Commercial Property Improvement Program 2002-017; a request of David Chapman/Ciro's Restaurant for funding of electrical and parking improvements for the property located at 78-1 10 Calle Estado. 1. Management Analyst Debbie Powell presented the information contained in the staff report, a copy of which is on file in the Community Development Department and introduced Mr. John Owens, representing the owner for the project gave a presentation on the project. 2. Committee Member Bobbitt stated there have not been a lot of requests for utility improvements, and he is not sure it is appropriate to spend CPIP funds on utility improvements. CPIP Guidelines are not clearly defined regarding this type of request. Staff agreed it generally has been for aesthetics. Committee Member Bobbitt stated he could approve a portion for the lighting, but not the entire amount for electrical work. He would like to have a site plan for the lighting work proposed showing the fixture styles. In addition, he would request the lighting be separated from the utility improvements. 3. Committee Member Thorns agreed. 4. There being no further discussion, it was moved and seconded by Committee Member Bobbitt/Thoms to continue CPIP 2002-017, to the meeting of August 7, 2002. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None GAWPD0CS\ARLC\7-3-02.wpd 6 PH #D PLANNING COMMISSION STAFF REPORT DATE: J U LY 23, 2002 CASE NO.: TENTATIVE TRACT MAP 29436 EXTENSION #1 APPLICANT: TRANSWEST HOUSING INC. ENGINEER: MAINERO, SMITH AND ASSOCIATES LOCATION: NORTH OF EISENHOWER DRIVE AND ONE HALF MILE WEST OF WASHINGTON REQUEST: ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT MAP WHICH CREATES 169 SINGLE FAMILY LOTS ON 75.86 ACRES. ENVIRONMENTAL CONSIDERATIONS: A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 99-386 WAS CERTIFIED BY THE CITY COUNCIL ON JULY 5, 2000, FOR TENTATIVE TRACT MAP 29436, 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 up to 4 D.U./AC) SURROUNDING ZONING AND LAND USES: NORTH: CITY OF INDIAN WELLS, SANTA ROSA MOUNTAINS SOUTH : LOW DENSITY RESIDENTIAL (RL) EAST: LOW DENSITY RESIDENTIAL (RL) WEST: TOURIST COMMERCIAL (TC) A:\PC rpt TT 29436 EX 1.wpd BACKGROUND: The City Council approved this Tentative Tract Map for 169 single family on July 5, 2000. The location of proposed Tentative Tract Map 29436 is north of Eisenhower Drive, east of Coachella Drive on 159.55 acres of vacant lands consisting of 75.86 acres of flat lands where development is proposed to occur and 83.69 acres of open space hillsides (Attachment 1). The entire property ownership consists of eight parcels (A. P. N.'S: 623-310-008, 623-310-009, 631-31 1-001, 631-31 1-003, 631- 312-001, 631-312-020 643-090-025, and 643-090-004) in both the jurisdictions of La Quinta and Indian Wells totaling 190.51 acres. wme • The Tentative Tract Map (Attachment 2) proposes 169 single family lots, 21 lettered common lots for a total of 190 total lots. The project also includes three remainder lots designated Open Space. The single family lots range in size from 10,086 square feet to 19,975 square feet. The RL Zoning District requires a minimum lot size of 7,200 square feet. The subdivision takes access off Eisenhower Drive near the southern end of the property. The internal road system is a creative curvilinear design to provide access to each single family lot. Vehicular access at Coachella Drive and Eisenhower Drive will be full turning movement with the completion of the signalized intersection. This map reflects minor lots line changes on residential and retention lots from the approved Tract (Attachment 3). Also, a shared access drive with the property to the east (to allow vehicular access to the Coachella Drive traffic signal) has been delineated. The applicant is requesting to modify Condition No. 76 by adding an option to provide an alternate access to the "Indian Saddle" Trailhead. At the City Council public hearing of July 5, 2000, the Tract was approved with Condition 76 requiring the hillside property to be dedicated to a public agency with a five foot wide easement extending from Eisenhower Drive to access the Trailhead located at the base of the Santa Rosa Mountains, or dedicate the hillside property as Open Space in perpetuity to themselves. The applicant would like to provide the access from the east side of the property, Trail option No. 2 (both options are shown on the Tract Map). The access would be provided through the La Quinta Art's Foundation property which, in 1998, as a requirement for approval of Lot Line Adjustment 98-269, agreed to provide access to this property and is a remainder lot in this Tentative Tract. The applicant is in discussions with the Arts Foundation regarding the trail access as well as the Coachella Valley Mountains Conservancy in regards to satisfying Condition No. 76 as originally approved and/or as modified. In addition, the applicant has A:\PC rpt TT 29436 EX 1.wpd retained a Trail Design and Construction professional to assess the viability of creating this trail through the hilly terrain of the remainder parcel to reach the "Indian Saddle" Trailhead. A Homeowners' Association will be formed to m intain the retention basins, common landscaped areas, private roads, and perimeter landscaping. A 20-foot wide landscaped lot with a meandering sidewalk and wall will be provided along Eisenhower Drive. PUBLIC NOTICE: This request was advertised in the Desert Sun newspaper on July, 12, 2002, and mailed to all property owners within 500 feet around the project boundaries and mailed to all adjacent site addresses. To date, no correspondence has been received. PUBLIC AGENCY REVIEW: The request was sent out for comments on June 27, 2002, with all applicable comments incorporated into the Conditions of Approval. • u �_�� •� '11J Findings necessary to recommend approval of the one year extension of time can be made as noted in the attached Resolution. Adopt Planning Commission Resolution 2002-_, recommending to the City Council, approval of Extension #1 to Tentative Tract 29436, subject to conditions. Attachments: 1 . Location Map 2. Tentative Tract Map 29436 (large maps for Planning Commission only) 3. Approved Tract Map (July 5, 2000) Prepared by: Fred Baker, incipal Planner AAPC rpt TT 29436 EX 1.wpd ' PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT MAP ALLOWING 169 SINGLE FAMILY LOTS ON 75.86 NET ACRES LOCATED NORTH OF EISENHOWER DRIVE, EAST OF COACHELLA DRIVE CASE NO.: TENTATIVE TRACT MAP 29426 EXTENSION #1 TRANSWEST HOUSING INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23`d day of July, 2002, hold a duly noticed Public Hearing to consider the request of Transwest Inc. for approval of a one year extension of time for a Tentative Tract Map which creates 169 single family lots and miscellaneous lots on 75.83 net acres in the RL Low Density Residential Zone, located north of Eisenhower Drive and east of Coachella Drive more particularly described as: A. P. N.'S: 623-310-008, 623-310-009, 631-311-001, 631-31 1-003, 631-312-001, 631-312-020 643-090-025, and 643-090-004 WHEREAS, the City Council of the City of La Quinta, California, did on the 5t' day of July, 2000, adopt Resolution 2000-87, approving 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 99-386 for Tentative Tract Map 29436 was certified by the City Council on July 5, 2000 and modified by an Addendum on March 20, 2001, 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 to justify a recommendation for approval of said extension to the Tentative Tract Map: AAPC RESO TT 29436.wpd ` Planning Commission Resolution 2002- Tentative Tract Map 29436 Extension #1 Transwest Housing Inc. July 23, 2002 Page 2 1. The map is consistent with the General Plan in that the lots are designated to be used for Low Density Residential. 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 are 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 �ikely to cause environmental damage or substantially and avoidably injure fish, or wildlife, or cause serious public health problems since the project is surrounded by development, or other urban improvements, and mitigation measures are required by the Mitigated Negative Declaration (EA 99-386). 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 required 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 one year extension of time for Tentative Tract Map 29436 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23'd day of July 2002, by the following vote, to wit: A:\PC RESO TT 29436.wpd Planning Commission Resolution 2002- Tentative Tract Map 29436 Extension #1 Transwest Housing Inc. July 23, 2002 Page 3 AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California A:\PC RESO TT 29436.wpd - PLANNING COMMISSION RESOLUTION 2002- CONDITIONS OF APPROVAL TENTATIVE TRACT 29436 - RECOMMENDED TRANSWEST HOUSING INC. JULY 23, 2002 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 subdivider agrees that this obligation shall continue in full force and effect even if, as a result of the action or proceeding, the approval of the tentative map is ordered to be set aside. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 2. This tentative map and any final maps thereunder 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 Charter and Municipal Code (LQMC). 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) The applicant is responsible for any requirements of the permits or clearances from those junsdicVons. 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 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 A:\PC COA TT 29436 EX 1.wpd , Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 required Storm Water Pollution Protection Plan is available for inspection at the project site. 4. Final maps under this tentative map shall be subject to the provisions of the Development Impact Fee program in effect at the time of final map approval. 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. PUBLIC STREETS 1. Eisenhower Drive - 50-foot from centerline of the existing raised median. 2. The right of way as needed to implement the realignment of the northwesterly half of the Eisenhower Drive improvements as described in Condition No. 48 A.2. B. PRIVATE STREETS 1 . Residential: 37-foot width. Width may be reduced to 33 feet with parking restricted to one side or 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. 2. Collector: 41-foot width. p, J A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 C. CULS DE SAC 1 . Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset); Public - 45-foot radius, Private - 38.5-foot radius. 8. 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. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 10. 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 the necessary rights of way within 60 days of written request by the City. 11. 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. 12. 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. Eisenhower Drive - 20-foot 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. 13. 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. A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 14. The applicant shale vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. 15. 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. 16. 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 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map 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. 0102MMINOU TIUMI 18. 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 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. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. 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. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 4 A:\PC COA TT 29436 EX 1.wpd s Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 23. 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. 24. 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 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. 25. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), 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. 26. 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. GRADING 27. 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 A:\PC COA TT 29436 EX 1.wpd y q Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. 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. 29. 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. 30. Building pad elevations of lots in Tract 29436 sharing a common boundary with the Laguna De La Paz community shall not exceed the building pad elevation of any nearby home in the Laguna de la Paz division that is contiguous to the green belt. The rough grading plan for all other building pad elevations shall be designed to grade the other pads within one -foot, higher or lower, of what is shown on the conditionally approved tentative map. 31. 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. 32. 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. 33. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design 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. 35. 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'/z 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. 36. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 38. 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. 39. 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. 40. 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. 41. 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 A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 42. 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 tentative map 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. 43. The tract shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 44. 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. 45. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 46. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall compiy 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. STREET AND TRAFFIC IMPROVEMENTS 47. 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:\PC COA TT 29436 EX 1.wpd ' Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 A. OFF -SITE STREETS 1 . Eisenhower Drive - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. 2. Subdivider shall participate in fifty percent (50%) of the cost to design and reconstruct the 12-foot wide landscaped median in a new alignment that is shifted ten and one-half feet (10.5') away from the southeasterly curb of Eisenhower Drive at Coachella Drive to accommodate south -to -north u-turn traffic and improve sight distance at this intersection. The realignment transition shall be accomplished with an 1,800-foot radius curve coupled with appropriate transitions to be determined during design. Approximately 650' of median adjacent to tract 29436 shall be realigned. B. PRIVATE STREETS 1 . Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side or 28 feet with on -street parking prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. C. CULS DE SAC 1. Use Riverside County Standard 800 (symmetric) or 800A (offset), with 38-foot curb radius. 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. 48. 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. 49. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 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. 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. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. 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" c.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 applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 55. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved 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 A:\PC COA TT 29436 EX 1.wpd 1 Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 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. 56. General access points and turning movements of traffic are limited to the following: A. "A" Street at Eisenhower Drive shall be limited to right turn in, right turn out, and left turn in (both from Eisenhower Drive and onto Eisenhower Drive). B. Subdivider shall reconfigure on -site tract design to create a two-way private street to connect to a short public street or private street providing access to the traffic signal at the Coachella Drive/Eisenhower Drive intersection. C. Prior to fifty percent (50%) buildout of Tract 29439, Subdivider shall construct a short public street or private street connecting Tract 29439 to the Coachella Drive/Eisenhower Drive intersection. The subdivider shall be responsible for fifty percent (50%) of the cost to design and construct a short connector street and signal modification as needed to add the fourth leg of the intersection and bring it to current standards including dedicated left -turn phase for Eisenhower traffic. The City intends to acquire the right of way for the connector street via dedication, however, if the opportunity to acquire the right of way by dedication does not present itself prior to final map approval for Tract 29439, Subdivider shall post security for the required improvements and estimated right of way acquisition cost subject to the legal rights and limitations delineated in Map Act Section 66462.5. 57. The applicant shall provide a predominantly desert landscaping theme in required setbacks, retention basins, common lots, and park areas. 58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 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 ..j .' A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 the City Engineer. Plans are not approved for construction until signed by the City Engineer. 59. 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. 60. A perimeter block wall (sound attenuation barrier) shall be constructed along Eisenhower Drive. An emergency access gate (designed per Fire Marshal's requirements) shall be installed at the southerly terminus of the emergency access road which extends from the cul-de-sac in "D" Street. 61. A perimeter block wall shall be constructed along the project's westerly boundary from Eisenhower Drive to the foot of the mountains. 62. At locations where the proposed development shares a common property line with the Laguna De La Paz project (Tract 20052) where an existing wall encloses properties in the adjacent development, the Applicant shall accomplish the Zoning Code required 5-foot minimum wall height in accordance with one of the following methods: A. If permission from the adjacent property owner is received, and if additional wall height can be structurally achieved, add additional course(s) of matching block to the existing wall. This alternative shall be rejected by the adjacent landowner before utilizing the second alternative. B. If the adjacent property owner does not consent to the first alternative, the Applicant shall achieve the 5-foot minimum wall height by constructing a new wall, with matching block, adjacent the existing wall as close as physically possible, and fill the empty space between the two walls with pea gravel and slurry cap. The two walls shall be structurally bound together with tie rods. 63. A 6-foot sidewalk shall be constructed along Eisenhower Drive. The sidewalk shall meander within the 32-foot Right -of -Way and setback. 64. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 65. 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. 66. 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. 67. 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 68. 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 69. 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. FIRE MARSHALL 70. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. 71. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. The plans shall conform with the Fire Marshal's requirements for types, location and spacing of hydrants and fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 company with the following certification: 1 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 shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 73. The minimum dimensions for fire apparatus access roads entering and existing this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. 74. Gated entrance and exit openings shall be not less than 16 feet in width. All gates shall be located at least 40 feet from the roadway and shall open to allow a vertical stop without obstructing traffic on the road. Gates shall have either a secondary power supply or an approved manual means to release mechanical control of the gate in the event of loss of primary power. Power operated gates shall be equipped with an override system consisting of KS-2P series Knox Key Operated switches. MISCELLANEOUS 75. The Community Development and Public Works Directors shall allow minor design changes to final map. Minor design changes include a reduction in the number of buildable lots, changes in lot sizes, relocation of common lots, open space open areas or other required public facilities (e.g., CVWD well sites, etc.); may allow any changes in the alignment of street sections provided the applicant submits a Substantial Conformance Application to the Public Works Department during plan check process identifying the requested changes and how the changes occurred. All minor changes shall be conveyed to the City Council at the time the City Council considers final map recordation. 76. Prior to recordation of the final tract map, the developer shall make a good faith effort to dedicate the hillside property to a public agency, such as the Mountain Conservancy, if the agency wishes to provide trail access and assume the liability for the trail and hillside. If such dedication occurs prior to recordation of the Final Tract Map, developer shall establish a trail access by one of the following ways: A:\PC COA TT 29436 EX 1.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Transwest Housing Inc. Tentative Tract 29436 July 23, 2002 11 Create a five foot wide easement from Eisenhower Drive along the westerly property line located behind the rear property line of residential lots to Lot "G" and extending the five foot trail access with an easement within Lot "G" behind the toe of slope to the existing trail head; or, 2) Create a trail easement and build a viable trail from the western edge of the Arts Foundation property on Washington Avenue up and over the mountains and dropping down into Lot "G" of Tract 29436 and extending a five foot trail access easement within Lot "G" from the point the new trail connects to Lot "G" to the existing Trail Head. Or, if the developer is not able to dedicate the hillside property to a public agency, the three remainder parcels shown on Tentative Tract Map 29436 shall be deed restricted as permanent open space prior to recordation of the final tract map 77. All dwelling units shall be single story and shall not exceed 22 feet in height within Tentative Tract Map 29436. 78. All lots sharing a common boundary with Laguna de La Paz shall have a minimum 25 foot rear yard setback for all buildings. 79. Prior to final map approval all lots shall be required to have a minimum lot frontage of 35 feet per Section 9.50.030, Table of Development Standards, of the Zoning Code. A:\PC COA TT 29436 EX 1.wpd ATTACHMENT PROJECT LOCATION V) z 0 z U) m a HVN 111 AVENUE 50 AVENUE 52 PROJECT LOCATION MAP N.T.S "ATTACHMENT # y fppyE��j� Q r r � � a i '• ' Y 1 � 1 GZ •`r� i -� �Si: •�Il�e f>tf�•!iltsiP66yr~ n, Nis y0/ 44 C! !V � •''�' ifS�N RD �•- i= l� N ! �, 0 •i'.1e 0 •i'.1e �r a�• �•� I •�W 1 r gi. q _ t c • Rm. .• .• •. . .`CCU• •� «� "� � � � � «� � � � � %i � � «/�• «� ��,• •� .-.�t'', VL wo . •r , ; •'. - �; � , : ''� , !� : e�F s�f b• •sue i off �n'ri►i>�o • 114 STAFF REPORT PLANNING COMMISSION DATE: JULY 23, 2002 CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2001-435 (ADDENDUM) AND TENTATIVE TRACT MAP 30331 (AMENDMENT #1) APPLICANT/ PROPERTY OWNER: SANTA PROPERTIES AND DEVELOPMENT LLC (C/O MICK C. SANTA) REQUEST: CERTIFICATION OF ENVIRONMENTAL ASSESSMENT 2001-435 (ADDENDUM) AND SUBDIVISION OF APPROXIMATELY 5.1 ± ACRES INTO 12 SINGLE FAMILY (FORMERLY 7) AND OTHER COMMON LOTS LOCATION: APPROXIMATELY 1,262 FEET WEST OF JEFFERSON STREET AND ON THE NORTH SIDE OF AVENUE 50 ENGINEER: WATSON AND WATSON ENGINEERING, INC. (LLOYD WATSON, R.C.E.) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2001-435. BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT BECAUSE THE PREVIOUSLY ADOPTED MITIGATION MEASURES UNDER CITY COUNCIL RESCLUTION 2001-163 WILL BE IMPLEMENTED. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (UP TO FOUR DWELLING UNITS PER ACRE) AND RL (LOW DENSITY RESIDENTIAL) G:STPC30331MickSanta#1 - GROG/Page 1 SURROUNDING LAND USES: NORTH: VACANT RESIDENTIAL PROPERTY IN THE RANCHO LA QUINTA COUNTRY CLUB (TENTATIVE TRACT MAP 29457 AND SPECIFIC PLAN 84-004) SOUTH: ACROSS 50TH AVENUE, UNDER CONSTRUCTION PALMILLA RESIDENTIAL DEVELOPMENT PER TRACT 29858 AND SPECIFIC PLAN 2000-048 EAST: UNDER CONSTRUCTION RENAISSANCE RESIDENTIAL DEVELOPMENT PER TRACT 29053 AND SPECIFIC PLAN 98-034 WEST: UNDER CONSTRUCTION TALANTE RESIDENTIAL DEVELOPMENT PER TRACT 28964 BACKGROUND: The low density residential site, located on the north side of Avenue 50 and 0.23 miles west of Jefferson Street, is vacant and surrounded by under construction residential developments. Site History On December 18, 2001, the City Council certified a Mitigated Negative Declaration (EA 2001-435) and approved a seven -lot residential subdivision for the applicant's property by adoption of Resolutions 2001-163 and 2001-164. Development lots, fronting onto a private cul-de-sac street, ranged in size from 18,498.29 square feet to 27,874.51 square feet (Attachment 1). Affiliated common lots were to be used for landscaping and stormwater retention purposes. Construction plans for the subdivision map were submitted to the Public Works Department approximately four months ago. PROJECT REQUEST: This Map Amendment proposes 12 single family lots on a north/south oriented private cul-de-sac street with access coming from Avenue 50. Typical lot sizes are 1 15' wide by 109' long (13,021 square feet) and larger depending on their location in the development (Attachment 2). Common Lots "C" through "F" on the tract's south boundary are proposed for landscaping, water retention, and meandering sidewalk. G:STPC30331MickSanta#1 - GREG/Page 2 Pad elevations have been created to be compatible with adjacent residential developments. Under this new map design, the location of the cul-de-sac street has been shifted from the east side of the development to the center with single family lots on each side of the 830-foot long street. Development lots are typically 9,000± square feet smaller than the original project, thereby increasing the number of housing units per acre to 2.3 from 1.3. Public Notice: This project was advertised in the Desert Sun newspaper on July 9, 2002, and mailed to all property owners within 500-feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. Public Agency Review: A copy of this request has been sent to all applicable public agencies and City Departments for a response by June 19, 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. MANDATORY FINDINGS: Findings to approve this request per Section 13.12.130 of the Subdivision Regulations can be made and are contained in the attached Resolutions. The proposed project has been conditioned to connect to all required services and utilities. This includes water, sewer, streets, and other necessary improvements. All electric services must be installed in underground piping. The health, safety and welfare of residents is ensured based on recommended conditions. CONCLUSION: The proposed project's Zoning designation is Low Density Residential, requiring lots no smaller than 7,200. The proposed subdivision exceeds this development standard. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2002-_, recommending to the City Council certification of Environmental Assessment 2001-435 (Addendum) according to the findings set forth in the attached Resolution; and G:STPC30331MickSanta#1 - GREG/Page 3 2. Adopt Planning Commission Resolution 2002-_, recommending to the City Council approvaV of Tentative Tract Map 30331 (Amendment #1), subject to findings and conditions. Attachments: 1. Approved Tract Map Exhibit 2. Proposed Tract Map Exhibit red by: ,Gteg o' I� Associate Planner G:STPC30331MickSanta#1 - GR G/Page 4 PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF AN ADDENDUM TO A MITIGATED NEGATIVE DECLARATION (EA 2001-435) PREPARED FOR TENTATIVE TRACT MAP 30331 AMENDMENT #1 CASE NO.: ENVIRONMENTAL ASSESSMENT 2001-435 APPLICANT: SANTA PROPERTIES AND DEVELOPMENT LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23d day of July, 2002, hold a duly noticed Public Hearing to consider an Addendum to Environmental Assessment 2001-435 for Tentative Tract Map 30331 Amendment #1, located on the north side of Avenue 50, approximately 1,262 feet west of Jefferson Street, more particularly described as follows: APN's: 649-520-010, 649-520-012, 649-520-013 Portion of the East 1/5 of the West'/2 of the SE'/4 of Section 32, TSS, R7E, SBBM WHEREAS, the City Council of the City of La Quinta, California, did, on the 18th day of December, 2001, hold a duly noticed Public Hearing to consider Environmental Assessment 2001-435 for Tentative Tract Map 30331 and, by a 5-0 vote, adopted Resolution 2001-163 certifying the Mitigated Negative Declaration; and WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27th day of November, 2001, hold a duly noticed Public Hearing to consider Environmental Assessment 2001-435 for Tentative Tract Map 30331 and, by a 4-0-1 vote, recommended to the City Council certification by adoption of Resolution 2001-146. 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 Addendum to EA 2001-435 and has determined that although the proposed Tentative Tract Map 30331 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 prior assessment as certified by the City Council on December 18, 2001, by adoption of Resolution 2001- 163. WHEREAS, a Notice of Intent to Adopt an Addendum was posted with the Riverside County Recorder's office on June 19, 2002, by the Community Development Department; and G:ResPCEA435 Santa.wpd/Greg Planning Commission Resolution 2002- EA Addendum for Tentative Tract Map 30331 Amendment #1 Santa Properties and Development LLC July 23, 2002 Page 2 WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun Newspaper on July 9, 2002, for the July 23, 2002 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, on June 6, 2002, 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 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 Addendum was prepared and processed in compliance with CEQA Guidelines and the City's implementation procedures, and that mitigation measures identified in the Mitigated Negative Declaration have been incorporated into the Project and that 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. 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. 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 G:ResPCEA435 Santa.wpd/Greg Planning Commission Resolution 2002- EA Addendum for Tentative Tract Map 30331 Amendment #1 Santa Properties and Development LLC July 23, 2002 Page 3 significant effects on environmental factors have been identified by City Council Resolution 2001-163. 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 Addendum and the comments received thereon. SECTION 10: The Addendum 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: The adopted Mitigation Monitoring Program (MMP) is attached hereto pursuant to Public Resources Code § 21081.6 in order to assure compliance during Project implementation. SECTION 13: Based upon the Addendum 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 Addendum to EA 2001-435 is hereby recommended to the City Council for final certification. G:ResPCEA435 Santa.wpd/Greg .1 Planning Commission Resolution 2002- EA Addendum for Tentative Tract Map 30331 Amendment #1 Santa Properties and Development LLC July 23, 2002 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 23th day of July, 2002, by the vote to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California G:ResPCEA435 Santa.wpd/Greg ADDENDUM TO ENVIRONMENTAL ASSESSMENT AND MITIGATED NEGATIVE DECLARATION (CEQA GUIDELINE 15164) FOR TENTATIVE TRACT MAP 30331, AMENDMENT #1 SUBDIVIDING 5.16 ACRES INTO 12 SINGLE FAMILY LOTS P:\Greg T\SantaPEA Add435.wpd The City of La Quinta, as lead agency under the California Environmental Quality Act, Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum pursuant to CEQA Guideline 15164. This is an Addendum to Environmental Assessment 2001-435 (EA) that the City adopted December 18, 2001. The purpose of this Addendum is to document the change in the map from 7 to 12 lots, to be secured through approval of: TENTATIVE TRACT MAP 30331, AMENDMENT #1 This is referred to as "the Revised Project." All mitigation measures included in EA 2001-435 are incorporated into this document by this reference. The Revised Project consists of 5.16 acres located on the north side of Avenue 50, west of Jefferson Street. The Revised Project will result in the creation of 12 residential lots and lettered lots for street and retention basin uses. The City has determined that the proposed residential development will be consistent with the density and character of the adjacent residential development, and will be consistent with the goals, policies, and objectives of the City's General Plan. The Revised Project does not propose any change to the land uses proposed in the original map, only the addition of 5 lots. The City has compared the impacts of the Revised Project with those impacts analyzed in the Environmental Assessment and finds as follows: Air Quality The original project would have created 7 single family homes on 5.1 acres. Seven residential units would have generated 67 daily trips. The Revised project will create 12 lots, and result in 12 single family homes, which will generate 115 vehicle trips per day. The impacts to air quality from these trips will be only fractionally higher than those originally analyzed, as shown in the Table below. Running Exhaust Emissions (pounds/day) PM 10 PM 10 PM 10 CO ROC NOx Exhaust Brakes Tires 50 mph 2.97 0.11 0.61 -- 0.01 0.01 Daily Threshold* 550 75 100 150 Based on 115 trips/day and average trip length of 5 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75°F. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. Impacts to air quality will be substantially the same as those previously analyzed. PAGreg T\SantaPEA Add435.wpd 2 Cultural Resources The impacts of the Revised Project will be identical to those previously analyzed. The addition of lots will not alter the need to grade the entire site. Potential impacts to cultural resources had been previously mitigated and approved by the City's Historic Preservation Commission. Geology and Soils Impacts associated with seismic hazards and soils will be no greater than those previously analyzed. The addition of five lots on the site will not change any of the City's requirements for geotechnical analysis, and for construction methods to mitigate potential impacts. Water Resources Impacts to water resources will be only marginally greater with the implementation of the Revised Project. There will be an additional 5 homes on the land, which will utilize domestic water. The City will impose the same standards and requirements as would have been imposed on the 7 lot subdivision. Retention facilities are proposed in the same location at the south end of the tract as with the original tract. Noise Impacts will be no greater than previously analyzed. The mitigation measures included in the previous tract will apply to the Revised Project, and the distance from the right of way to the first houses on the Revised Project will be slightly increased. The City finds that consideration of the Revised Project does not call for the preparation of a subsequent Environmental Assessment and Mitigated Negative Declaration pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the Revised Project does not involve: 1. Substantial changes to the project analyzed in the Environmental Assessment and Mitigated Negative Declaration which would involve new significant effects on the environment or substantially increase the severity of previously identified impacts; 2. Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the Environmental Assessment and Mitigated Negative Declaration; or 3. New information of substantial importance which would involve new significant effects on the environment not analyzed in the Environmental Assessment and Mitigated Negative Declaration which substantially increase the severity of previously identified impacts. PAGreg T\SantaPEA Add435.wpd 3 Environmental Checklist Form City Council Resolution 2001-163 1. Project Title: Tentative Tract Map 30331 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Christine di lorio, 760-777-7125 4. Project Location: North side of Avenue 50, West of Jefferson Street 5. Project Sponsor's Name and Address: Santa Properties 49105 Casa del Oro La Quinta, CA 92253 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 subdivide 5.1 acres into 7 single family lots, two street lots and two landscaping or retention lots. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings. North: Low Density Residential South: Avenue 50, Low Density Residential West: Low Density Residential East: Low Density Residential 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Not applicable G:\WPDOCS\Env Asses\EACkIstTT30331.WPD Environmental Factors antially Affected: 0 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 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. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" 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. I701 04 CI 07 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. % ❑ //S/o/ Si G:\WPDOCS\Env Asses\EACkIstTT30331.WPD 0 • 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 15O63(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 G:\WPDOCS\Env Asses\EACkIstTT30331.WPD 0 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 CIR-5) b) Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR, page 5-12 ff.) 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? (Master Environmental Assessment 5-29, 5-32) 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 non-agricultural use? (Aerial photographs) II. 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) 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) d) Expose sensitive receptors to substantial pollutant concentrations? (Project Description) e) Create objectionable odors affecting a substantial number of people? (Project Description) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X X X X X 1� X X X 91 9 V. BIOLOGICAL RESOURCES: Would the project: 4 0 0 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? (Master Environmental Assessment, Exhibit 5-1) 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? (Master Environmental Assessment, p. 5-2 ff.) 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? (Master Environmental Assessment, p. 5-2 ff.) 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? (Master Environmental Assessment, p. 5-2 ff.) e) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (La Quinta Municipal Code; General Plan) 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 5-5) 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? ("Cultural Resources Assessment for Tentative Tract 30331," Archaeological Advisory Group, September 2001) 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)? ("Cultural Resources Assessment for Tentative Tract 30331," Archaeological Advisory Group, September 2001) c) Disturb or destroy a unique paleontological resource or site? (Lakebed Delineation Map) d) Disturb any human remains, including those interred outside of formal cemeteries? ("Cultural Resources Assessment for Tentative Tract 30331," Archaeological Advisory Group, September 2001) 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: X X X X X X M /:/ F.i ri �11 • 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? (General Plan EIR, Exhibit 4.2-3, page 4-35) ii) Strong seismic ground shaking? ("Geotechnical Investigation Proposed 7 Lot Residential Subdivision...," Sladden Engineering, August 2001) iii) Seismic -related ground failure, including liquefaction? ("Geotechnical Investigation Proposed 7 Lot Residential Subdivision...," Sladden Engineering, August 2001) iv) Landslides? (General Plan EIR, page 4-30 ff.) b) Result in substantial soil erosion or the loss of topsoil? (General Plan EIR, page 4-30 ff.) 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 Proposed 7 Lot Residential Subdivision...," Sladden Engineering, August 2001) 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 EIR, page 4-30 ff.) 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? (Master Environmental Assessment 5-32) 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) X X X X X X X X X X X X X X • El g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Master Environmental Assessment p. 6-11) 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) JIH. HYDROLOGY AND WATER QUALITY: Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? (Master Environmental Assessment 6-26, 6-27) 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, page 4-57 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? (General Plan EIR, page 4-30 ff.) 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? (General Plan EIR, page 4-30 ff.) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control? (General Plan EIR, page 4-30 ff.) 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 6-13) g) Place within a 100-year floodplain structures which would impede or redirect flood flows? (Master Environmental Assessment 6-13) X. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? (Specific Plan 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? (Master ?'environmental Assessment 2-11) c) Conflict with any applicable habitat conservation plan or natural communities conservation plan`? (Master Environmental Assessment 5- 5) C MINERAL RESOURCES: Would the project: X X X X X X X /:/ X R. 0 r1 U 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 5-29) 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 5-29) 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? ("Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 30331...," October 2001) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? ("Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 30331...," October 2001) c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?("Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 30331...," October 2001) 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? (Master Environmental Assessment) 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 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, page 2-14) 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) XIIII. 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, page 4-3 ff. ) Police protection? (General Plan MEA, page 4-3 ff. ) R. F.i X X // 91 Q. l_ X 91 X X 0 0 Schools? (General Plan MEA, page 4-9 ff. ) Parks? (General Plan; Recreation and Parks Master Plan) Other public facilities? (General Plan MEA, page 4-14 ff. ) :IV. 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) 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) :V. 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, page 4-126 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, page 4-126 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? (General Plan EIR, page 4-126 ff.) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (General Plan EIR, page 4-126 ff.) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Application Materials) :VI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, page 4-24 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, page 4-24 ) 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, page 4-27) 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, page 4-20) X X X X 91 X X X X X X X X X X X L I • 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, page 4-20) f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, page 4-28) (VII. 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? (VIII EARLIER ANALYSIS. X 91 X X R. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. a) Earlier analysis used. Identify earlier analysis and state where they are available for review. No earlier analysis were used in this review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. 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. SOURCES: Master Environmental Assessment, City of La Quinta General Plan 1992. SCAQMD CEQA Handbook. 10 General Plan, City of La Quinta, 1992. City of La Quinta Municipal Code Cultural Resources Assessment for Tentative Tract 30331, Archaeological Advisory Group, September & October, 2001. Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 30331 in the City of La Quinta, CA, Synectecology, October, 2001. Geotechnical Investigation Proposed 7 Lot Residential Subdivision Avenue 50 West of Jefferson Street, Sladden Engineering, August 2001. 11 Addendum for Environmental Assessment 2001-435 III. c) The proposed project will generate air pollution primarily from the operation of motor vehicles. The 7 single family residential units will generate approximately 67 trips per day'. Based on this trip generation, the project at buildout will generate the following pollutants. Running Exhaust Emissions (pounds/day) PM10 PM10 PM10 CO ROC NOx Exhaust Brakes Tires 50 mph 1.73 0.07 0.35 -- 0.01 0.01 Daily Threshold 550 75 100 150 Based on 67 trips/day and average trip length of 5 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75*17. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. As demonstrated in the Table above, the proposed project will not exceed any threshold for the generation of moving emissions, as established by the South Coast Air Quality Management District. The Coachella Valley is a non -attainment area for PM 10 (particulate matter of 10 microns or smaller). The construction of the proposed project has the potential to generate dust, which could contribute to the PM 10 problem in the area. In order to control PM10, the City has imposed standards and requirements on development to control dust. The applicant will be required to submit such a plan prior to initiation of any earth moving activity at the site. In addition, the potential impacts associated with PM 10 can be mitigated by the mitigation measures below. 1. No earth moving activity shall be undertaken without the review and approval of a PM 10 Management Plan. 2. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. Institute of Transportation Engineers, "Trip Generation, 6th Edition." Rate calculated for single family residential, at 9.57 trips per day. G:\WPDOCS\Env Asses\EAAddTT30331.WPD 1 3. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 4. Construction personnel shall be informed of ride sharing and transit opportunities. 5. Cut and fill quantities will be balanced on site. 6. 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. 7. 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. 8. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 9. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 10. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 1 1. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 12. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. With the implementation of these mitigation measures, the impacts to air quality from buildout will not be significant. V. b) A cultural resource survey and resource recovery were conducted for the subject propertyz. The assessment recommended the completion of trenching on the site, to quantify resources below ground. The trenching was completed, and results submitted to the Historic Preservation Commission for review and approval. The resulting report found that all potential impacts had been 2 " Cultural Resources Assessment for Tentative Tract 30331,"" Archaeology Advisory Group, September 2001. G:\WPDOCS\Env Asses\EAAddTT30331.WPD 2 • • mitigated, and that no further mitigation measures were required. The impacts to cultural resources from development of the proposed property will be less than significant. VI. a) i) & ii) The proposed project lies in a Zone IV groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major earthquake. Structures on the site will be required to meet the City's standards for construction, which include Uniform Building Code requirements for seismic zones. The City Engineer will require the preparation of site -specific geotechnical analysis in conjunction with the submittal of grading plans (please see below). This requirement will ensure that impacts from ground failure are reduced to a less than significant level. VI. b) The subject property is subject to soil erosion due to wind. The City will implement requirements for a PM 10 management plan, which will control this hazard (please see Air Quality, above). These requirements will reduce potential impacts to a less than significant level. VIII. b) Domestic water is provided by the Coachella Valley Water District, which extracts groundwater from a number of wells in the Lower Thermal sub -basin. The development of the project site will require domestic water. The project proponent will be required to implement the City's standards for water conserving plumbing fixtures and on -site retention, which both aid in reducing the potential impacts associated with groundwater. The proposed project will also meet the requirements of the City's water -conserving landscaping ordinance. These standards will reduce potential impacts to a less than significant level. VIII. c)-e) The City requires that all construction projects retain the 100 year 24 hour storm on -site. This will control the amount of runoff which exits the site during a storm. The park's drainage plan will be reviewed and approved by the City Engineer prior to the issuance of grading permits. The creation of areas which are mostly sod will encourage percolation of water into the soil. The design of the park includes depressions where the fields are located, to assure adequate detention of storm water. This will ensure that impacts to the City's flood control system are reduced to a less than significant level. G:\WPDOCS\Env Asses\EAAddTT30331.WPD 3 XI. a) & c) A noise analysis was prepared for the proposed park project3. The study found that the existing noise environment generates noise levels at a distance of 50 feet from the centerline of Avenue 50 were 68.5 dBA CNEL. At buildout of the General Plan, this same noise level will reach 73.3 dBA CNEL without mitigation. The City's standard for useable back yard areas on residential lots is 60 dBA CNEL. Several designs for front entry walls were further discussed with the noise engineer following completion of the noise study'. In order to mitigate the potential impacts associated with traffic noise, the following mitigation measures will be implemented. 1. A 6 foot wall on top of a one foot berm shall be constructed on the southern property line of lot 1. This wall will extend along the eastern property line of lot 1 northerly, to intersect with the entry gates for the proposed project. Said entry gates shall be made of a solid material. 2. On the east side of the entry drive, the project proponent shall place a 6 foot wall on a one foot berm from the entry gate northerly to the northernmost point of Lot D, and extend the wall easterly to the eastern property line, to connect with the wall required in mitigation measure #3, below. 3. A 6 foot wall on a 1 foot berm shall be constructed along the eastern and western property lines, from the walls on the southern frontage of the property northerly to the northern property boundary. The study also found that the project's construction could impact residential units located adjacent to the subject property. In order to mitigate these potential impacts, the study imposes the following mitigation measures: 1. All internal combustion equipment operating within 500 feet of any existing occupied residential unit shall be fitted with properly operating mufflers and air intake silencers. 2. All stationary equipment (e.g. generators and compressors) shall be located as far as practical from adjacent, occupied residential units. These mitigation measures will reduce the potential impacts associated with noise at the subject property to a less than significant level. 4 "Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 30331..." Synectecology, October, 2001. Personal communication, Todd Brody, November 15, 2001. G:\WPDOCS\Env Asses\EAAddTT30331.WPD 4 T/ ii VA U N 0 a cd • O o z z � � F Q A 0 U A � W ox UU H v coi U U U a a a U o 0 0 0 0 n c cn Q Q Q Q Q x oz 04 z C Cd cn Q Q Q Q Q bb to to to b b b b to id O O U) O� O w ~ ucdN ~ ~ ~ C'�i cd ~ A. P. 4. N Q Ro ?� c. ° u i:.� w 3 Ij o � o d U co -0 En 110 o mu U o , u PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF 5.1 ± ACRES INTO 12 SINGLE FAMILY RESIDENTIAL (FORMERLY SEVEN SINGLE FAMILY LOTS) AND OTHER MISCELLANEOUS LOTS ON THE NORTH SIDE OF AVENUE 50, APPROXIMATELY 1,262 FEET WEST OF JEFFERSON STREET CASE NO.: TENTATIVE TRACT MAP 30331, AMENDMENT #1 APPLICANT: SANTA PROPERTIES AND DEVELOPMENT LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23`d day of July, 2002, hold a duly noticed Public Hearing to consider the request of Santa Properties and Development LLC for review of a revised Tentative Tract Map to allow the subdivision of 5.1 ± acres into twelve (12) residential lots instead of seven (7) lots in conjunction with other common lots, generally located on the north side of Avenue 50, approximately 1,262 feet west of Jefferson Street, more particularly described as: APN's: 649-520-010, 649-520-012, 649-520-013 Portion of the East 1 /5 of the West %2 of the SE '/4 of Section 32, T5S, R7E, SBBM WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun Newspaper on July 9, 2002, for the July 23, 2002 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 City Council of the City of La Quinta, California, did on the 18" day of December, 2001, hold a duly noticed Public Hearing to consider the request of Santa Properties for review of a Tentative Tract Map to allow the subdivision of 5.1 ± acres into seven residential and six common lots, and on a 5-0 vote, adopted Resolution No. 2001-164, subject to Findings and Conditions of Approval; and WHEREAS, the project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has prepared an Addendum to Environmental Assessment 2001-435, determining that the proposed G:ResoPCTr30331 Amendmentmpd Planning Commission Resolution 2002-_ Tentative Tract Map 30331, Amendment #1 Santa Properties and Development LLC July 23, 2002 Page 2 project could have an adverse impact on the environment, provided mitigation measures imposed by the City Council under Resolution No. 2001-163 are implemented. A Notice of Intent to Adopt an Addendum was posted with the Riverside County Recorder's office on June 19, 2002, by the Community Development Department; and WHEREAS, on June 6, 2002, 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, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending to the City Council approval of said Tentative Tract Map Amendment: Finding Number 1 - Consistency with General Plan: A. The property is designated Low Density Residential. The Land Use Element of the General Plan encourages differing residential developments throughout the City provided the density is less than four units per acre. That increasing the number of permitted dwelling units from 7 to 12 in this location and as depicted on the revised map is not contrary to the City's Housing Vision Statement, which states that while the City is to facilitate and encourage new housing, it must preserve the overall low density character of the City. That the increased density, lot design, and subdivision layout associated with Amendment #1 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. That under the City's policy for parks and recreation development, found in the City's General Plan, the City's goal is to provide three (3) acres of park land per 1,000 residents, and Amendment #1 will provide payment to the City for usable open space outside the Tract's boundary. G: ResoPCTr30331 Amendment.wpd Planning Commission Resolution 2002-_ Tentative Tract Map 30331, Amendment #1 Santa Properties and Development L'-C July 23, 2002 Page 3 Finding Number 2 - Consistency with City Zoning Ordinance: A. The proposed development of residential lots greater than 13,020 square feet is consistent with the land use provisions specified in the Zoning Ordinance, as conditioned. Lots are rectangular in shape to afford development of traditional detached single family houses and on -site parking areas. The size of the lots will ensure open spaces areas for private recreation facilities. Finding Number 3 - Compliance with the California Environmental Quality Act (CEQA): A. An Addendum has been prepared for Environmental Assessment 2001-435 consistent with CEQA statutes. Finding Number 4 - Site Design: A. The proposed design of the subdivision conforms with the development standards found in the General Plan and Zoning Ordinance by creating 0.29 ± acre or large residential lots, or 2.3 ± units per acre. On -street parking will be provided within the private community. B. The site is physically suitable for the proposed land division, as the area is generally flat and without physical constraints, and the Tentative Tract Map is consistent with the low density residential character of the community. Finding Number 5 - Site Improvements: A. Infrastructure improvements such as gas, electric, sewer and water will service the site in underground facilities as required. No adverse impacts have been identified based on letters of response from affected public agencies. 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 require compliance with those mitigation measures required in Environmental Assessment 2001-435; and G:ResoPCTr30331 Amendment.wpd Planning Commission Resolution 2002-_ Tentative Tract Map 30331, Amendment #1 Santa Properties and Development LLC July 23, 2002 Page 4 3. That it does hereby recommend to the City Council approval of an amendment to Tentative Tract Map 30331 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 23'd day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California G: ResoPCTr30331 Amendment.wpd PLANNING COMMISSION RESOLUTION 2002-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 30331, AMENDMENT #1 SANTA PROPERTIES AND DEVELOPMENT LLC JULY 23, 2002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 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 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 of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 3 5. This map shall expire on December 18, 2003, unless a time extension is applied for and granted pursuant to Section 13.12.160 of the Subdivision Ordinance. PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 50 (Primary Arterial, Type B) - 50-foot half of the 100-foot right of way. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS 1) Residential (Lot "B"): 37 foot right of way. Width may be reduced to 33 feet with parking restricted to one side. 2) Private Gated Entry: As required to provide adequate turnaround and egress for non -admitted visitors, and as approved by the City Engineer. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 4 B. CUL DE SACS 1) Private: Use Riverside County Standard 800 for symmetrical Cul De Sacs, or 800A for offset Cul De Sacs, and a 38-foot face of curb radius. 1 1. Right-of-way geometry for standard knuckles 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 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: A. Avenue 50 (Primary Arterial, Type B) - 20-foot from the Right of way. 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. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 5 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. 16. 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. 17. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Final Map. 18. 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. 19. When an applicant proposes the vacation, or abandonment, of any existing right- of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 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. FINAL MAP(S) 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. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amencment #1 - Santa Properties July 23, 2002 Page 6 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. Perimeter Landscape Plan: 1 " = 20' C. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical D. On -Site Rough Grading Plan: 1 " = 40' Horizontal E. On -Site Precise Grading Plan: 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond •the project limits, or a distance sufficient to show any required design transitions. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 7 "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. 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 AGREEMENT 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. 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 G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 8 improvements; and shall provide for the setting of the final survey monumentation. 29. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: (1) construct certain off -site improvements, (2) construct additional off -site improvements, subject to the reimbursement of its costs by others, (3) reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map, (4) secure the costs for future improvements that are to be made by others, or (5) to agree to any combination of these means, as the City may require. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 30. When improvements are to be secured through a SIA, and prior to any conditional approval of the Final Map by the City Council, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. G:Greg/ConclPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendme-it #1 - Santa Properties July 23, 2002 Page 9 31. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 32. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 33. 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. 34. 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. 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. 35. 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. 36. 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. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 10 37. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organozed by lot number, and listed cumulatively if submitted at different times. DRAINAGE 40. 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. 41. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 42. 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. 43. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. G:Greg/CondPCTr30331 Revised.wpd ' = Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 11 44. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1. 45. 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. 46. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 47. 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. 48. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 50. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 51. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 52. 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. G:Greg /CondPCTr30331 Revised .wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 12 STREET AND TRAFFIC IMPROVEMENTS 53. 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. 54. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 55. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Avenue 50 (Primary Arterial) - 100 foot right of way Widen the north side of the street along the frontage adjacent to the Tentative Tract Map boundary to 38 foot half width. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the subject right of way include: (a) 6-foot wide meandering sidewalk. B. PRIVATE STREETS 1) Residential (Street Lot "B") - Construct full 36-foot wide travel width improvements within a 37-foot right-of-way where the residential streets are double loaded. The applicant may construct full 32-foot wide travel width improvements within a 33-foot right-of-way with parking restricted to one side, and the applicant provides for the perpetual enforcement of the parking restriction by the homeowners association. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 13 C. PRIVATE CUL DE SACS 11 Private Cul-de-sacs shall be constructed to Riverside County Standard 800 for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de- sacs, and both shall be constructed with a 38-foot curb radius, measured gutter flow -line to gutter flow -line. 56. All gated entries shall provide for a two -car minium stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -entry 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 Avenue 50 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. 57. 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 Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.50" c.a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5 "/6.50" or the approved equivalents of alternate materials. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment N1 - Santa Properties July 23, 2002 Page 14 58. General access points and turning movements of traffic are limited to the following: A. Primary Entry at Avenue 50: A right turn in/right turn out entrance from or onto Avenue 50. 59. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 60. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 61. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 62. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. G:Greg/CondPCTr30331 Revised.wpd r Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 15 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of 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. 67. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 68. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 69. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 70. 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. 71. 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. G:Greg/CondPCTr30331 Revised.wpd Planning Commission Resolution 2002-_ Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 16 72. 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 73. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 74. 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 75. 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. 76. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 77. The applicant shall comply with the provisions of Section 13.48 (Park Dedications), LQMC. 78. The applicant shall pay school fees as required by law. School fees shall have been paid prior to the issuance of building permits. COMMUNITY DEVELOPMENT DEPARTMENT 79. Landscaping and irrigation plans shall be submitted to the Community Development Department for review and approval prior to the issuance of a grading permit for the proposed project site. The landscaping plans shall include G:Greg /CondPCTr30331 Revised.wpd Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 17 the design of the entry walls and gates. Both walls and gates shall not exceed 6 feet in height, and shall be placed on berms if required by mitigation measures in Environmental Assessment 2001-435 (e.g., south side of Lots 1 and 12, etc.). 80. Prototypical housing plans are not a part of this approval, and will require separate permitting if required. 81. Signage is not included in this approval. A separate sign permit shall be submitted for entry or monument signs at the project site, subject to approval by the Community Development Director. 82. All mitigation measures included in Environmental Assessment 2001-435 are hereby included in this approval. 83. A list of three street names shall be submitted in ranking order to the Community Development Department for distribution to local public agencies for their review and comment. The approved street name for Street Lot "B" shall be placed on the final map prior to map recordation. 84. Prior to the final map application being submitted to the City, two copies of the draft Covenants, Conditions and Restrictions (CC and R's) shall be submitted to the Community Development Department. The City Attorney shall approve the CC and R's document prior to approval of the final map by the City Council. COACHELLA VALLEY WATER DISTRICT CONDITIONS 85. The project site shall be annexed to Improvement District Numbers 55 and 82 of the district for sanitation service. 86. Plans for grading, landscaping and irrigation systems shall be submitted to the district for review. This review is for ensuring efficient water management. FIRE DEPARTMENT CONDITIONS Conditions are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve 0 2) months. Final conditions will be addressed when improvement 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. G-.Greg/CondPCTr30331 Revised,wpd r Planning Commission Resolution 2002- Conditions of Approval - Recommended Tentative Tract Map 30331, Amendment #1 - Santa Properties July 23, 2002 Page 18 87. Approved standard fire hydrants, located at each intersection and spaced 330 feet apart. 88. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on. 89. Any turnaround requires a minimum 38-foot turning radius. 90. Gate entrances shall be at least two feet wider than the width of the travel lanes serving that gate. Any gate providing access from a road to a driveway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. 91. 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. 92. The minimum dimension for access roads is 20 feet clear and unobstructed width and a minimum clearance of 13'-6" in height. 93. 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. MISCELLANEOUS 94. 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. G:Greg/CondPCTr30331 Revised.wpd ATTACHMENTS TR0 -'5EltW BLOCK WALL-, - ` N 89. 51' 34' W 264. �1 " P.E. 45.8 Attachment 1 r� i P.E. 42.9 S3o Fes' �I P.E. 44.6 Iti _ i <u 17 - 8 �.L_ 5 a3 uZ, -- r 7} s PE: 448 42It.- 18;498.2,9 St 42 9,38. 7 P.E. 42.4 37 P.E. 43.4 �i� 4� 337 ti { �• ��� j �I ��! - C9 O � J �)," rfr '`` �i P.E. fk4 -_> ui l 1 `589'5� 34"�' =42 21, TC b� P. 42.0 47 a� �'22 v f, a5 - _56 �4 .71 P.E. 43.1 ��_' 44 6b'44 i �i �?'t 7I If• s/ 5, i1:i 2 ` ; E. 43.6o } 4c` - �98.45 SF P - - - cu _ID S89*54t54ff i; 50 40T6 40.83 P.E. 42.6 OD r 4y� y O a1.. 4 41' _ 2 r,^ P.E. 43.2 ! . o i 22,196.93 SF m -� .i9 TP t 58V5t'34"E 2 r TC 39.83 _ I I Iil ' - '' P.E. 42.3 f� � P.E. 42.3 :P,E 42.6 TC 39.53 - � �I, -17 a '22,093.30 SF ; '38.88 35 �i I '. TC'' .00 TC i�i -<} �� P.E. 42.7 PLE. 142.b� -t7. 6 'I P.E. 42.3 - " 217,5.12 SF- s+ E�(IS -ING WEL BE ABANDO ' P.E. 43.1� :FF,4 f 1 i ar rF ,` J ' j 31, 8 WELL SITE 7 s; _1 38.2 P OR�SED 6' n d, �� ��,t BOC WALL j P.E` 43.5 LOT =Ji .�.. _ --- _:� 37. 4 i - �99 i 7. - 3/ 8� 3 7 LG i E �6 7- e s51 9'S1' 4 - b`4.4 - -r 190.00' - _- Attachment 2 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CA I .EN I ATIVE TACT MAC NO. 30331L Air,, BEING A SUBDIVISION OF A PORTION OF THE EAST 1 /5 OF ' WEST 1/2 OF THE SOUTHEAST 1 /4 OF SECTION 32, TOWNSHI SOUTH RANGE 7 EAST, S.B.M. VICINITY MAP NOT TO SCALE THOMAS BROTHER'S REFERENCE PAGE 5470. A,5 Z00,) EDITION APPLICANT. ANTA PROPERTIES h DEVELOPMENT LLC 49105 CASA DEL ORO LA OL.INTA, CA PH;VE (760)771-5'25 FAY (76017, - AC2f OWNER. SANTA PRCRER''E5 k DEVELOPMENT LLC 1649-520-010, 012) 49.05 ;ASA DE, ORO LA OVINTA, ;A Z INE (76))771-5725 FA} (760)'71-4086 ENGINEER. WATSCN 5 WATSON ENGINEERING NC 79440 CGRPOAATE CENTER DRIVE. SUITE 107 LA CU'NTA, CALIFORNIA 9Z-53 PHONF ('60; 771-6237 FA'( (760)771-6238 ASSESSOR'S PARCEL NUMBERS: 6-,1-520 - 01^ 012 013 UTILITY PURVEYORS - WATER 00ACHELLA VALLEY WATER :115TVIrT SEWER. UA'CHELLA VALLEI' WATER CISTPICT ELECTRW IMPEPIA_ IRRIGATION DISTRICT TE.FPHONE VEPIZON G]S THE OAS COMPANY Tr LEV151ON TIME WARNER ACRES RESIDENTIAL 3 7531 AC 51REET LDTS 09393 AC L LNDS_A,(/RETENTION 04F41 AC 7'.'.L 5 1 561 Ar ZONING L xSTih: Z0>-: 'ram RL ZON:NG RL PRCPI)SED ZCNING P', Y 2002 -Sz,9 PE. 169 ' P,E 44 1 I PE 458- 6 7 RE 453 - F.E. 45.3 P E a2 9 L5,152 9F..� '15. HJ S I W 11 T14SIX 1-16 a, . 41lI 8a' , PE 44S6 eR9a I 9 s3 P.E a4.5 a�m V _ '57,- P E 44 13.1jO SF U.5�3 F PE 431 PE 42.4 r P. a �.� L-i T.t3! i s'•9 74dYlil: t+-ao-t7'Sa- ^i�a•m• ' .. 1,36o"`l1.iSE-c'� Y , NnTio�3' 1-421sr P.E 420 TIRE. 3P 0P E 43.1 3,06513.84Sf �3 v 1 Ja 1�K1 pp c t ' i - 9.t'N'E �ib Jo Se851'� IU9 pe p b .i18.2d 10 1 2 P E 42 fi y1 i}.OBr7 SF p P PE. 43 1 !'1 a 13,073 SF G .' PE 41,9 L ? �40_'_Sc I i PE 42 3 PE 42,3 P,E 4Z6 G� PE 42.6 3.128 Sk -'d p 13.0..1 sF ; 1F 1 ' ' 74 A I ! b & xa 12 PE 423 ppE. 42.0 'oI �� PEE 4^0 13, 395 SF a '3•E10 SF m �"• I r RE 43 1 EXIST,NG WELL TO / 1 ` " l 8E AD'. ,[D?NEO - 17'35'a4_� L 318t• l 13,4 Sail.r'l1' I' 589'St'Sa- IO . WELL SITE PE 415 [,QT AO (1 '15 ST LOT LOT 50TH AVE PH #F STAFF REPORT PLANNING COMMISSION DATE: JULY 23, 2002 CASE NO: ENVIRONMENTAL ASSESSMENT 202002- 09, TENTATIVE 54, GENERAL PLAN AMENDMENT 2002-086, ZONE CHANGE TRACT MAP 30550, SPECIFIC PLAN 2002-059, AND SITE DEVELOPMENT PERMIT 2002-740 APPLICANT PROPERTY OWNER: MARK CARPENTER & THE CASEY GROUP/DUTCH PARENT REQUEST: RECOMMENDATION TO THE CITY COUNCIL FOR: 1. CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2. A GENERAL PLAN AMENDMENT TO REMOVE ±26.12 ACRES OF OFFICE COMMERCIAL (0) AND ADD ± 20.14 ACRES TO HIGH DENSITY RESIDENTIAL (HDR), ± 1.75 ACRES TO COMMUNITY COMMERCIAL (CC) AND ±4.23 ACRES TO COMMERCIAL PARK (CP); 3. A ZONE CHANGE TO REMOVE ± 26.12 ACRES OF OFFICE COMMERCIAL (CO) AND ADD ± 20.14 ACRES TO HIGH DENSITY RESIDENTIAL (RH), ± 1.75 ACRES TO COMMUNITY COMMERCIAL (CC) AND ±4.23 ACRES TO COMMERCIAL PARK (CP). 4. A SPECIFIC PLAN TO ALLOW MORE UNITS THAN THE PERMITTED DENSITY AND A LESSER SQUARE FOOTAGE REQUIREMENT FOR 24 STUDIO APARTMENTS; 5. A TENTATIVE TRACT MAP TO SUBDIVIDE ± 77.44 ACRES INTO SEVEN NUMBERED LOTS AND FOUR LETTERED LOTS; AND, 6. REVIEW OF DEVELOPMENT PLANS FOR A 217 UNIT APARTMENT COMPLEX ON LOT 3 OF TENTATIVE TRACT MAP 30550. LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND FRED WARING DRIVE ENGINEER: NAI CONSULTING PC stfrpt dutchparent.wpd Page 1 of 8 ENVIRONMENTAL E LA QUINTA COMMUNITY DM ENT CONSIDERATION: TH 454. HAS COMPLETED ENVIRONMENTAL ASSESSMENT 2002 BASED UPON THIS ASSESSMENT, E EFFECT ON L THE HAVE A SIGNIFICANT ADVERSE ENVIRONMENT; THEREFORE, A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. GENERAL PLAN/ ZONING DESIGNATIONS: BACKGROUND: EXISTING GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR) OFFICE (0) COMMUNITY COMMERCIAL (CC) PROPOSED GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) COMMERCIAL PARK (CP) EXISTING ZONING: HIGH DENSITY RESIDENTIAL (RH) OFFICE (CO) COMMUNITY COMMERCIAL (CC) PROPOSED ZONING: HIGH DENSITY RESIDENTIAL (RH) COMMUNITY COMMERCIAL (CC) COMMERCIAL PARK (CP) The project site is ± 77.44 acres in size and is currently vacant, undeveloped land (Attachment 1). The site is bounded by residential uses on the north and east sides and Washington Street to the west and Fred Waring Drive to the south. Further to the west are commercial and residential uses and to the south are additional residential uses with a golf course. The General Plan designates Washington Street as a Major Arterial with a 120 foot wide right-of-way, Fred Waring Drive as a Primary Arterial with a 110 foot right-of-way. Darby Road bisects the property from the west to the PC stfrpt dutchparent.wpd Page 2 of 8 east side of the site and is designated in the General Plan as a local street with a 60 foot wide right-of-way. le the The area to the west of Washington Street is in east of the projethe City of Palm Dctss to lie'within athe rea to the north and a portion of the area to unincorporated area of Riverside County. The remaining portion to the east side and the area to the south lie with the City of La Oa. The site varies in to the northeast over alevations distance ranging between 41 to 120 feet from the southwest of approximately 2,900 feet. In January, 1992, Parcel Map 27131 was approved for the site consisting of four parcels. In March, 1997, Parcel 2 of this map was later ssubdivided homes whichTentative Tract Map 24858 (Bella Vista) and developed into 11single-family currently located immediately to the east of the proposed Tentative Tract Map. In October of 1999, a Parcel Map (PM 29422) was approved for the remainder of the site consisting of four parcels but was never recorded. Therefore the underlying Parcel Map (PM 27131) is the recorded map. PROJECT PROPOSAL: NAI Consulting, on behalf of Dutch Parent (property owner), has submitted applications requesting approval of a Tentativebehalf of Mark Carpenterlan (appl (applicant), ent and Zone Change for the entire site and, on submitted applications requesting approval aTractSpecific MapPlan 30550 Site TheproposedDevelopment Permit for Lot 3 of the proposed Tentative development of Lot 3 is contingent upon approval of the Tentative Tract Map and consists of a 217 unit apartment complex with ancillary uses. The remaining lots of the Tract Map will remain vacant until future development proposals are submitted by other interested parties. Each of these applications is described below. Tentative Tract Map 30550: The proposed Tentative Tract Map (Attachment 2) consists of seven lots as follows: Lot 1: 20.20 acres Lot 2: 13.17 acres Lot 3: 13.00 acres Lot 4: 04.23 acres Lot 5: 08.94 acres Lot 6: 08.96 acres Lot 7: 08.94 acres Total: 77.44 acres PC stfrpt dutchparent.wpd Page 3 of 8 n order General Plan Amendment and Zone Change: Iohave for the proposed project General Plan and to provide proper development standards and future development of the remaining lots, Dutch requesting sa General cont regent Plan Amendment and Zone Change (Attachment) for the area which upon approval of the Tentative Tract Map. Below is a break down of the existing and proposed General Plan Land Use/Zoning designations and the difference in acreage for each. Existing Existing Proposed Proposed Diff. in GP Zon. Des. Acres GP Zon. Des. Acres 00.00 Acres - 2612 0/CO 26.12 25.96 O/CO HDR/RH 46.10 . + 2014 HDR/RH CC/CC 25.36 CC/CC 27.11 +01.75 CP CP 00.00 CP CP 04.23 + 04.23 00.00 Total 77.44 77.44 Under the request, the Office (0/OC) designations will be converted to residentialand commercial uses with ± 20 acres added to High Density Residential (HDR /RH), acres added to the Community Commercial (CC/CC), and ± 4.23 acres added to Commercial Park (CP/CP). In addition, the applicant is requesting a General Plan Amendment to the Circulation Element for Washington Street between Fred Waring Drive and the northern City limits. The General Plan Street Cross Section diagram shows Washington Street having a 120 foot right-of-way consisting of a 14 foot median with 13, 12 and 11 foot wide travel lanes, an 8 foot wide bike lane and a 9 foot wide landscape/sidewalk strip on each side at ultimate build -out. The applicant is requesting that the General Plan be amended to change the right-of-way configurations for Washington Street to combine the bike lane within the sidewalk/landscape strip area. This would provide public safety for bicycles between Fred Waring Drive and the northern city limits so that they will not merge with traffic on Washington Street. Washington Street, south of Fred Waring Drive, will still be designated in the General Plan as a Major Arterial with a 120 foot right-of-way including a separate 8 foot wide bike lane and a 9 foot wide landscape/sidewalk strip. North of Fred Waring Drive, Washington Street will be designated a Major Arterial with a 120 foot right-of-way with a combined bike lane and landscape/sidewalk strip. Fred Waring Drive is designated as a Primary Arterial with a 110 foot right-of-way and is not proposed to have any changes other than standard improvements imposed upon the development of the southern portion of the Tract Map. PC stfrpt dutchparent.wpd Page 4 of 8 No General Plan Amendment is being requested Planfor and are conRoyale sideDrive red local Darby roadsRoad with because they are not classified in the Gen sixty foot right-of-ways. However, they are proposed to be re -aligned as shown on the map. Palm Royale Drive will re -aligned froith he proposd m Lots 5e6 and 7lar easement Eventually, this will be improved as part of the developments roadway will connect to Washington Street with restricted access including right- in/right-out only. Darby Road will continue to provide access in an west to east direction, and vice versa through the site. Specific Plan 2002-059: Mr. Carpenter has submitted a Specific Plan (Attachment 4) and Site Development Permit for Lot 3 of the Tentative Tract Map. The Site Development Permit is discussed below. The Specific Plan is required because the applicant is requesting variations in the Zoning d under the High Density Residential ode. These include exceeding the density of 12-16 dwelling units per acre allow designation and allowing a lesser square footage requirement for the studio apartments. With a lot size of 13.00 acres, the maximum density allowed would be 207 units. With 217 units proposed, the density would be at approximately 17 units per acre. The applicant needs to provide affordable unitsto exceed athhis town expense. If allowabledensity either, th s with assistance from the Redevelopment Agency or, standard cannot be met, the applicant must �c Plauce n would havee density omeet the current to be amended to code which would allow 207 units. The Specific delete this portion of the Zoning Code variation. The Zoning Code requires a minimum liveable feet oeable area Iarea of square 144 to 156 square apartments provide from 594 to 606 square feet smaller than the Code requirement. Approximately eleven percent (24) of the units are studios. It is anticipated that these units would be provided to individuals that may not be able to pay for the standard one bedroom unit and would encourages a mix of different income groups within the same project. Site Development Permit 2002-740: As part of the Specific Plan, the applicant has submitted a Site Development Permit (Attachment 5) for the construction of the apartments. A total of 16 buildings are proposed consisting of a combination of two and three story clusters. A manager's unit plus a common area with recreational facilities is included in the project. 1. Architecture: The maximum height of the tallest building is 36 feet. The architectural elements are characteristic of the Tuscany region in Italy and include the roofs, plastered walls, arched openings and windows, wood trellis PC stfrpt dutchparent.wpd Page 5 of 8 elements, covered balconies, porticos, metal rails, and courtyards. Material samples will be handed out at the meeting. 2. Setbacks and Landscaping: The project meets the setbacks requirements. Setbacks for the project include twenty feet along the street frontage and seven feet along the remainder of the interior, five feet the south.ong the north, twenty to The conceptual landscape twenty-two feet along the rear, and g plan for the site consists of a wide variety of trees, shrubs, vines and ground covers. The retention areas are proposed as active open space for the residents and include a volleyball court and barbeque area. The proposed landscaping will provide visual relief, compliment the buildings and provide an overall design that is prevalent throughout the City. 3, Access: Primary vehicular access will be provided erofoff of the site off' ofon Street with the proposed secondary access at the southeast corn southern easement. Interior vehicle circulation is provided by a two-way driveways a minimum of 28 feet wide. Thedevlopment remote gates. ill be a gated community surrounded by a slump block wall an 4. Parkin Parking proposed within the oproject Zon ng Code requires open the following and garages. Section 9.150.060f the parking requirements based on the unit breakdown: Unit Count Unit T ne Prk . Standard Prk . Re uired 24 Studio 1 coverededu/u it +0 0.5 guest/unit 102 60 One-bdrm 1.2 cove 114 Two-bdrm 2 covered/unit + 0.5 guest/unit 285 19 Three-bdrm 3 covered unit + 0.5 uest unit 67 490 217 381 covered 109 guest With 217 units proposed the required parking is 490 spaces. The applicant has provided 388 covered spaces, 109 guest spaces and an additional 43 open stall spaces for a total of 540 spaces. Below is a breakdown of the parking provided. Parking Type Private Garages: 128 Carports: 260 Guest Parking: 109 Add'I Open Stalls: 43 Total: 540 PC stfrpt dutchparent.wpd Page 6 of 8 5. Parkina Lot Liahtina: The project proposes to provide perimeter, parking/roadway, pedestrian and building lighting. Lighting fixtures are proposed to be a combination of high and low mounted luminaires with adjustable back light controls. The lens assemblies will consist of a rigid aluminum frame, high impact, clear tempered glass. Architecture and Landscaping Review Committee (ALRC): The ALRC reviewed this project at their July 3, 2002, meeting and determined the designs were acceptable as presented. The Committee Plann'ng Commission. roved Minute The ALRC Motion 2002-029 recommending approval to the minutes for the meeting are attached (Attachment 6). Public Notice: This project was advertised in the Desert Sun newspaper on July 12, 2002, and mailed to all property owners within 500-feet of the site. To date, no letters have been received. Any written comments received will be handed out at the meeting. Public Agency Review: A copy of this request rnhas ments recei ed aall re onapplicable file with the agencies and City Departments. All written o Community Development Department. Applicable comments received from public agencies and City Departments have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings to approve EA 2002-454, GPA 20Se � o6s ofthe OCity o91TTM La Qu nt0a Zoning 2002-059 and SDP 2002 740, pursuant to Code can be made and are contained in the attached Resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2002 certifying a Mitigated Negative Declaration of environmental impact (EA 2002-454) pursuant to the findings set forth in the attached Resolution; 2. Adopt Planning Commission Resolution 2002-_, approving GPA 2002-086, subject to findings. 3. Adopt Planning Commission Resolution 2002-_, approving ZC 2002-109, subject to findings. PC stfrpt dutchparent.wpd page 7 of 8 4. Adopt Planning Commission Resolution 2002 approving SP 2002-059, subject to findings and conditions. 5. Adopt Planning Commission Resolution 2002-_, approving TTM 30550, subject to findings and conditions. 6. Adopt Planning Commission Resolution 2002-_, approving SDP 2002-740, subject to findings and conditions. Attachments: 1. Vicinity Map 2. Tentative Tract Map 30550 3. Existing and Proposed General Plan and Zoning Amendments 4. Specific Plan for Tuscany Ridge 5. Site Development Permit Plans for Tuscany Ridge 6. July 3, 2002, ALRC meeting minutes Prepared by: Martin Magana Associate Planner PC stfrpt dutchparent.wpd page 8 of 8 PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION UINTAHE PLANNING CALIFORNIA, COMMISSION RECOMMEND RECOMMENDING TO CITYOF LA Q THE CITY COUNCIL CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2002-454, PREPARED FOR GENERAL PLAN AMENDMENT 2002-086, ZONE CHANGESPECIFIC 0 PLAN 2002 059E TRACT AND SITE 30550, DEVELOPMENT PERMIT 2002-740 CASE ENVIRONMENTAL PARENTASSESSMENT MARK CARPENTER54 APPLICLICAN: DUTCH WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23`d day of July, 2002 hold a duly noticed Public Hearing to consider Environmental Assessment 2002-454 for General Plan Amendment 2002-086, Zone Change 2002-109, Tentative Tract Map 30550, Specific Plan 2002-059, and Site Development Permit 2002-740 for approximately 77.44 acres located at the northeast corner of Washington Street and Fred Waring Drive, more particularly described as follows: APNs: 609-051-010, 609-052-017, 609-053-001, 609-070-034, 609- 070-036 & 037. 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 2002-454) and has determined that although the proposed project 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 make the following findings to justify recommending certification of said Environmental Assessment: 1. The proposed 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 2002-454. PLANNING COMMISSION RESOLUTION 2002- ENVIRONMENTAL ASSESSMENT 2002-454 DUTCH PARENT/MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 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 in that mitigation measures are imposed on the project that will reduce impacts to less than significant levels. 4. The proposed 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. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. 6. The proposed project 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 in that mitigation measures are imposed on the project that will reduce impacts to a less than significant level. 8. The Planning Commission has considered Environmental Assessment 2002-454 and said Assessment reflects the independent judgement 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, 92253. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. P:\Martin\Dutch Parent\PC Reso EA 02-454.wpd PLANNING COMMISSION RESOLUTION 2002- ENVIRONMENTAL ASSESSMENT 2002-454 DUTCH PARENT/MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 2. That it does hereby recommend to the City Council certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2002-454, 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 and attached hereto. 3. That Environmental Assessment 2002-454 reflects the independent judgement of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23rd day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\Dutch Parent\PC Reso EA 02-454.wpd 1 2. 3. 9 Environmental Checklist Form Project Title: General Plan Amendment 2002-086, Zone Change 2002- 109, Specific Plan 2002-059, Site Development Permit 2002-740, Tentative Tract Map 30550 Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact Person and Phone Number: Martin Magana, 760-777-7125 Project Location: Northeast corner of Fred Waring Drive and Washington Street 5. Project Sponsor's Name and Address: Dutch Parent, N.V. 4824 Abbot Avenue Dallas, TX 75205 6. General Plan Designation: Current: Community Commercial, Office and High Density Residential Proposed: Community Commercial, Commercial Park and High Density Residential 7. Zoning: Current: Community Commercial, Office and High Density Residential Proposed: Community Commercial, Commercial Park and High 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.) The parcel is 82.3 acres in size. Multiple applications have been filed, as follows: General Plan Amendment and Zone Change for the entire 82.3 acre parcel. The proposed designations would include: 1. 27 acres of Community Commercial on the corner of Washington Street and Fred Waring Drive, extending approximately 775 feet northerly on Washington, and 1,400 feet easterly on Fred Waring.; P:\Martin\Dutch Parent\DutParEACks't.wpd l 2. 4.25 acres are proposed to be designated Commercial Park, immediately north of the Community Commercial designation along the eastern boundary of the project. That designation will apply to a parcel approximately 384 feet east to west, and 480 feet north to south. 3. The balance of the site (approximately 51.05 acres) would be designated High Density Residential. The proposed Specific Plan establishes design standards and guidelines to allow the eventual construction of 217 apartment units on 13 acres of land located in the middle of the proposed site, with access off Washington Street. The proposed Site Development Permit would allow the construction of 2 and 3 story multi -family residential buildings housing 217 apartments, as well as common area amenities including a clubhouse, a pool, a volleyball court, one barbecue area and retention basins/open space areas. Units are proposed to be studios, 1, 2 and 3 bedrooms. The proposed Tentative Tract Map would divide the 82.3 acre site into 7 lots, and lots for roadway access. The Specific Plan and Site Development Permit applications apply to lot No. 3 of the Tract Map. An unrelated parcel (labeled Not A Part on all materials) occurs in the center of the project area, along Washington Street. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings. North: Vacant lands, office (Riverside County) South: Medium Density Residential -- Palm Royale West: Single family attached residential (City of Palm Desert) East: Low Density Residential 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Not applicable PAMartin\Dutch Parent\DutParEACKS t.wpd 2 t _� 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 ❑ 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. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Ifind 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. y Signature Date PAMartin\Dutch Parent\DutParEACkslt.wpd 3 Evaluation of Environmental Impacts: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the 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. g. 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 PAMartin\Dutch Parent\DutParEACksit.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 EIR p. I11-159 ff.) b► Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR p. III-159 ff.) 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? (Aerial photographs) III. 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 rJ X X R Q 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) d) Expose sensitive receptors to substantial pollutant concentrations? (Project Description) e) Create objectionable odors affecting a substantial number of people? (Project Description) 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 specW status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (General Plan MEA, p. 73 ff.) b) Have a substantial adverse 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 MEA, p. 73 ff.) 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 MEA, p. 73 ff.) 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 MEA, p. 73 ff.) e) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (La Quinta Municipal Code; General Plan) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regiona',, or state habitat conservation plan?(General Plan MEA, 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? (Phase I Cultural Resources Assessment, Archaeological Advisory Group, March, 2002. Phase II Historical Study, Archaeological Advisory Group, June, 2002.) X 91 X X X X X X 91 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 durectly associated with a scientifically recognized important prehistoric or historic event or person)? (Phase I Cultural Resources Assessment, Archaeological Advisory Group, March, 2002. Phase II Historical Study, Archaeological Advisory Group, June, 2002.) c) Disturb or destroy a unique paleontological resource or site? (General Plan Paleontological Resource Section) d) Disturb any human remains, including those interred outside of formal cemeteries? (Phase I Cultural Resources Assessment, Archaeological Advisory Group, March, 2002. Phase II Historical Study, Archaeological Advisory Group, June, 2002.) 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? (General Plan EIR p. III- 61 ff.) ii) Strong seismic ground shaking? (General Plan EIR p. III-61 ff.) iii) Seismic -related ground failure, including liquefaction? (General Plan EIR p. III-61 ff.) iv) Landslides? (General Plan EIR p. 111-61 ff.) b) Result in substantial soil erosion or the loss of topsoil? (General Plan MEA p. 96 ff) 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? (General Plan EIR p. III- 61 ff.) 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 EIR p. III-61 ff.) 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 MEA p. 96 ff) X X X I-- X X X X X X X X 's J 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? (General Plan MEA p. 94 ff.) 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? (General Plan MEA p. 94 ff.) 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? (General Plan MEA p. 94 ff.) 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. 94 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) VIII. 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-87 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. Ill-87 ff.) ►Ll X X X X X K9 X X II 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? (General Plan EIR p. III-87 ff.) 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? (General Plan EIR p. III-87 ff.) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control? (General Plan EIR p. III-87 ff.) 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 6.5) 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. 73 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.) X6. NOISE: Would the project result in: X X X X X 9 X X Q X 9 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 EIR p. III-144 ff.) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (General Plan EIR p. III-144 ff.) 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.) 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? (Application materials) 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. 46 ff.) Police protection? (General Plan MEA, p. 46 ff.) Schools? (General Plan MEA, p. 46 ff.) Parks? (General Plan; Recreation and Parks Master Plan) 91 X X X X X X X X X 10 Other public facilities? (General Plan MEA, p. 46 ff.) XIV. RECREATION: XV. XVI. 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) 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)? (Traffic Impact Study, Hartzog & Crabill, June 2002) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Traffic Impact Study, Hartzog & Crabill, June 2002) 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? (General Plan EIR, p. III-29 ff.) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Application materials) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Application Materials) UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 46 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. 46 ff.) X X X X X X X X X X X 11 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. 46 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. 46 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. 46 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. 46 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? b1 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. M X X X X 13 X 9 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. No earlier analysis were used in this review. 12 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. General Plan, City of La Quinta, 2002. 3eneral Plan EIR, City of La Quinta, 2002. 3CAQMD CEQA Handbook. City of La Quinta Municipal Code Traffic Impact Study prepared by Hartzog & Crabill, Inc., June 20, 2002 Phase I Cultural Resources Assessment..., prepared by Archaeological Advisory Group, March, 2002. Phase II Historical Study..., prepared by Archaeological Advisory Group, June, 2002. 13 '' Addendum for Environmental Assessment 2002-454 I. a) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impacts scenic vistas. The proposed Site Development Permit, however, includes three story buildings which could potentially block views to the west of the Santa Rosa Mountains. The potential impacts would be to single family homes to the east and northeast of the site. The project design, however, mitigates the potential impacts associated with the building height, insofar as there is a distance of at least 380 feet from the existing homes to the east and the project boundary, and the three story components of the site are limited to all of buildings 1, 2, 3, and 4, and portions of buildings 5, 9 and 13. The latter three buildings are oriented so that the building mass faces north -south. The potential impacts are therefore reduced since the bulk of the building will not face the existing homes. Buildings 1, 2, 3 and 4 will be constructed adjacent to future high density development within the overall project, which is likely to be multiple story as well. The site design and distance to existing single family homes, therefore, mitigate the potential impacts to a less than significant level. d) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impacts light and glare. The proposed Site Development Permit will result in the construction of 217 apartments. The project will generate a minimal amount of light, insofar as the City's dark sky ordinance will be implemented for all lighting plans. These requirements do not allow lighting to spill over to other properties. The potential impacts associated with light and glare are not expected to be significant. III. a) The primary source of air pollution in the City is the automobile. The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact air quality. Development of 217 apartments, however, will generate automobile emissions. The apartments are likely to generate a total of 1,439 trips per day at build out'. Based on this trip generation, the proposed project will generate the following pollutants. "Trip Generation, Sixth Edition," Institute of Transportation Engineers, based on Apartment (220) category. P:\Martin\Dutch Parent\DutParEAAdd454.wpd Running Exhaust Emissions (pounds/day) PM 10 PM 10 PM 10 CO ROC NOx Exhaust Brakes Tires 50 mph 44.6 1.72 9.15 -- 0.19 0.19 Daily Threshold 550 75 100 150 Based on 1,439 trips/day and average trip length of 6 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 are not expected to be significant. III. c) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact air quality. The construction of the proposed project, and eventually the balance of the site, will have the potential to generate dust. The Coachella Valley is a severe non -attainment area for PM 10 (particulate matter of 10 microns or smaller). The Valley has recently adopted stricter measures for the control of PM 10. These measures will be integrated into conditions of approval for all future projects. The applicants for all projects on the site will be required to submit a PM 10 Management Plan prior to initiation of any earth moving activity at the site. 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. P:\Martin\Dutch Parent\DutParEAAdd454.wpd 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 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. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. Parkway landscaping 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. With the implementation of these mitigation measures, the impacts to air quality from buildout will not be significant IV) a) The proposed project site is located within the mitigation fee area for the Coachella Valley Fringe -toed Lizard. Any portion of the proposed project which is developed shall be required to pay the mitigation fee in place at the time development occurs. This mitigation measure shall reduce impacts to a less than significant level. V. b) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact cultural resources. The apartment project and buildings on the balance of the site, however, could have a significant impact on such resources if not mitigated. Phase I and II cultural resource surveys were completed for the entire site 2. The Phase I investigation recommended the completion of a Phase II study, based on the potential historic resources identified on the site. The Phase II study made recommendations for mitigation measures which were confirmed by the Historic Preservation Commission, as follows: "Phase I Cultural Resources Assessment...," prepared by Archaeological Advisory Group, March, 2002. "Phase II Historical Study...," prepared by Archaeological Advisory Group, June, 2002. PAMartin\Dutch Parent\DutParEAAdd454.wpd 1. An archaeologist shall be present on site during all grubbing and 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 occupancy of the first building on the site. 2. Commemorative plaques honoring Iona Mackenzie and Raymond Darby shall be placed within the proposed project. 3. The main drive through the project shall be renamed from Palm Royale Drive to Mackenzie Drive. However, this recommendation is in conflict with the City's General Plan Policy 2, Program 2.14 under the Traffic and Circulation Element in that it states that "New streets which are extensions of existing streets shall carry the same for their entire length." The new extension of Palm Royale Drive north to the new easement should remain the same name. However, the easement should be named Mackenzie Drive since Palm Royale Drive would intersect with the new easement and therefore, should be named a different street all on it's own. This would be consistent with the General Plan. VI. a) i) & ii► The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact geology and soils. The project site lies in a Zone IV groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major earthquake. Structures on the site will be required to meet the City's and the State's standards for construction, which include Uniform Building Code requirements for seismic zones. The 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. VIII. b► The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact water resources. Buildout of the site, and the 217 apartments being considered at this time, will, however, utilize groundwater for domestic and landscaping use. The Coachella Valley Water District provides domestic water to the subject property. The proposed apartment project will generate 217 apartments. All units will be required to implement the City's standards for water conserving plumbing fixtures and on - site retention, which both aid in reducing the potential impacts to groundwater. The proposed project will also meet the requirements of the City's water - conserving landscaping ordinance. These standards will reduce potential impacts to a less than significant level. P:\Martin\Dutch Parent\DutParEAAdd454.wpd VIII. d) The proposed apartment project has been designed to include on -site retention basins. The City Engineer will require that these basins be designed to hold the 100 year storm. This will control the amount of runoff which exits the site during a storm. The project's drainage plan will be reviewed and approved by the City Engineer prior to the issuance of grading permits. These standards will reduce the potential impacts associated with surface water to a less than significant level. XI. a) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, be impacted by noise. Portions of the project site adjacent to Washington Street and Fred Waring Drive are subject to high noise levels due to traffic, however, and will need to be studied as development occurs. In order to mitigate the potential impacts, the following mitigation measure shall be implemented: 1. Project specific noise analysis shall be completed for any project within the tract map boundary which proposes residential use or other sensitive receptors within 300 feet of either Washington Street or Fred Waring. XI. c) The construction of the apartment project will generate noise from construction equipment and activities. Existing homes occur to the east of the site. Homes are considered sensitive receptors to noise, and the construction at the site could have a negative impact. In order to reduce these potential impacts, the following mitigation measures shall be implemented: 1. All internal combustion equipment operating within 500 feet of any occupied residential unit shall be fitted with properly operating mufflers and air intake silencers. 2. All stationary construction equipment (e.g. generators and compressors) shall be located in the northwestern portion of the site. 3. Construction activities shall be limited to the hours prescribed in the La Quinta Municipal Code. XIII. a) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact public services. Buildout of the site, however, will impact these services. The proposed apartment 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 help offset the costs of added police and fire services. P:\Martin\Dutch Parent\DutParEAAdd454.wpd ._ J All projects within the tract map boundary will be required to pay the state - mandated school fees to mitigate potential impacts to schools. To offset the potential impacts on City traffic systems, each project within the tract map area will be required to participate in the City's Impact Fee Program. Site development is not expected to have a significant impact on municipal services or facilities. XIV. a) The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact recreational facilities The buildout of the tentative tract area will, however, result in an increase in population which will have a need for recreational facilities. The generation of property tax, and the General Plan policies in place to ensure that standards for parkland acquisition are followed by the City as development occurs, will mitigate potential impacts to these facilities to a less than significant level. XV. a) & b► The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map will not, in and of themselves, impact traffic and circulation. The buildout of the area, will, however, impact traffic and circulation. In order to determine the potential impacts of this buildout, a traffic analysis was completed for the project'. The analysis found that the potential impacts associated with traffic from the proposed site would be slightly lower than those analyzed in the General Plan. The study found that mitigation measures will be required, however, to assure that project and surrounding roadways operate within an acceptable level of service: 1. When Darby Road is aligned with Tucson, a traffic signal should be installed, as well as a right -turn pocket on northbound Washington onto Darby Road 2. When the area of the tract map reaches buildout, or when traffic warrants are met, whichever occurs first, a traffic signal shall be installed at Fred Waring Drive and Palm Royale Drive. "Traffic Impact Study," prepared by Hartzog & Crabill, Inc., June 20, 2002. PAMartin\Dutch Parent\DutParEAAdd454.wpd F A d� AWW aU OU U b 0 O O w N O bo CIS on °A cd b o o 40 o o 0 z U U L". N U v� a� U E.y Z cd N O O U U •• 00 +�+ j �O . 0a i ° � ° a. x.. o� w � w bi) Qon o �'' �'' o U U V CG U Ga CYO CA N O w. o 0 CIA 0 3 0Cd d EA o ..: A C's a a a� c w F Q A U � a cx� OU U 0 CA a� W o 0 0 En C C7 'C cr-d O O rZr to Upp U F Ocn U U m to r. to t'.o r. zz Q Q Q 96 0 a Q Q i a� Cd z to r.3 C's q 4 0 :5 �- c Q E ,y O U � N �O cd y 3 �0', 'N 04 Qo a � y cl H z� Ei � H d A Uz� Q AAW OU U •o Q F � G ZZ 0 rn 0 U O to to d Q A Ca a-� zz O PA W to to to o a U Ca 51 OQ rn 0 z 0 � rPi a 0 0-4 •� S, N 'O U El) � H P. O U O N P. as C7o .i w H Q A U� �A aU OU b b H Ln cl roEn U U E� cC rn 0.-0 a o� wz �a o PLO U U U a a a .d v 0-4 ° d � 0� C o Q V2 cd �D bA ro N �C yb �C �3 �3 :rw PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A GENERAL PLAN AMENDMENT TO REMOVE ± 26.12 ACRES FROM THE O (OFFICE) DESIGNATION AND ADD ± 20.14 ACRES TO THE HDR (HIGH DENSITY RESIDENTIAL) DESIGNATION, ± 1.75 ACRES TO THE CC (COMMUNITY COMMERCIAL) DESIGNATION, AND ± 4.23 ACRES TO THE CP (COMMERCIAL PARK) DESIGNATION FOR LAND LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND FRED WARING DRIVE. CASE: GENERAL PLAN AMENDMENT 2002-086 APPLICANT: DUTCH PARENT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23`d day of July, 2002, hold a duly -noticed Public Hearing to consider Zone Change 2002-109 to remove ± 26.50 acres from the 0 (Office) designation and add ± 20.87 acres to the HDR (High Density Residential) designation, ± 1.40 acres to the CC (Community Commercial) designation, and ±4.23 acres to the CP (Commercial Park) designation for land located at northeast corner of Washington Street and Fred Waring Drive, as shown on Exhibit "A," more particularly described as: APNs: 609-051-010, 609-052-017, 609-053-001, 609-070-034, 609- 070-036 & 037. 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 2002-454) and has determined that although the proposed project 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 for the project, and therefore, a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.230.020 of the Zoning Code to justify a recommendation for approval of said General Plan Amendment: 1. Consistency with the General Plan. The proposed amendment is internally consistent with the goals, objectives and policies of the General Plan in that the Amendment will provide for a mix of land uses similar to what currently exists. PAMartin\Dutch Parent\PC Reso GPA 2002-086.wpd `J PLANNING COMMISSION RESOLUTION 2002- GENERAL PLAN AMENDMENT 2002-086 DUTCH PARENT ADOPTED: JULY 23, 2002 2. Public Welfare: Approval of the proposed General Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare in that the proposed changes are consistent with existing land uses in the area. 3. General Plan Compatibility: The proposed project is compatible with existing and surrounding land uses in that it is consistent with development in the immediate area and the City's General Plan. 4. Property Suitability: The proposed project is suitable and appropriate for the property and adjacent properties in that they are consistent with the permitted uses in neighboring communities and in accordance with the Zoning Code and goals, objectives and policies of the City's General Plan. Urban services are currently accessible to the area which would allow for planned development in accordance with goals, objectives and policies of the City's General Plan. 5. Change in Circumstances: Approval of the proposed project is warranted because there is a need for high density residential uses as opposed to office development. Commercial land will be still available for future development. 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; and 2. That it does hereby confirm the conclusion that Environmental Assessment 2002-454 assessed the environmental concerns of the General Plan Amendment; and, 3. That it does hereby recommend approval to the City Council of General Plan Amendment 2002-086 as contained in Exhibit"A" attached hereto and made a part of, for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 23rd day of July, 2002, by the following vote, to wit: J P:\Martin\Dutch Parent\PC Reso GPA 2002-086.wpd PLANNING COMMISSION RESOLUTION 2002- GENERAL PLAN AMENDMENT 2002-086 DUTCH PARENT ADOPTED: JULY 23, 2002 AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development virectvi City of La Quinta, California PAMartin\Dutch Parent\PC Reso GPA 2002-086.wpd DUTCH PARENT, N.V. TENTATIVE TRACT MAP 30550 V 'V ';' V V V 17 '7 "vvvvvvvv '7'7V V v v v 9 v 9 v 9 11 v vvvvvvvvvvvvvvv 11 vvvvvvvv V V VVVVVV vvvvvvvqv O v v v v v v v vvv vvv7vvvvvvvvv I v v v 17 17 v 7 v 4v vv V � . . . . . . v v v �' v v v v v v - V - v7 7 17 7 v II v vv G 1� vvv vvvvvvvvvvvvvv17vv vv vvvvvvvvvvvvvvvvvv v " v v v , vv "7 vvvv V"7vvv V V) 'V 7 V 7 v v V v v v v 17 v v v 17 v 7 v v v v v vv II7 v v v 7 v 7 v 7 vv 7 v v v v v v v v v v v v v v v v v v v v z 9 v v v v v v v v v v 17 v v v v v v v v v v v v v v v 7 v v v v v v v v v v v v v v 0 7 1z v 2 v 33 v 14 777 v v v v v v v v v v v v 7 v 7 v v v 7 v 7 v 7 v 7 v 7 v v 7 v 0 v 7 v v v v v v v v v 7 v v v v v v v v v v 7 v 7 7 7 v v v 7 v z v v v 7 v 7 v v v v v v 7 v 7 7 7 v v v v v v v v v 7 7 v v 9 v 7 v v v v 7vvvvvv'7 ........ v N.A.P. v v v v v v 9 v v v v v v v v v q v v v v v v v v 7 v v v v v v v v v v < vvvvvvvvvvvvvvvvvJvvvv v v v v v 9 v 7 v v v v 7 vv v 7 v v v 7 v 7 v 7 v 7 v 7 v 7 v 7 v q v 7 7 v 7 v v v 7 v v v 7 v 1` 9 7 v 9 v 9 Q 12 9 v v v 17 v v v v v v v 7 v v v 0 0 0 v 7 v v ' vvvvvvvvvvvv 1), 0 v 'v v " 3 0 0 0 0 v 7 v 7 v v v '7,, 9 v 7 1, v 7 0 0 00000000 000,00 0 0 ,,,,,, 0 0 0 0 . 0 , 0 G (.)-- -0-0 c0'0?"c'0'0.00 0 0 0 0 0 ��0�0�0 3 ' 0 0 0 "') 0 0. 0 0 0(,0 0 0 . 0 ' 0 '. 0 ' 0:> '. 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'c� .0 ' .0 '0' 0 0 � () 0 (> C) '0' 'D 0 .00'. 0 0 0 0 6 0 0 0 0 0 0 C)60 0 D 800 0 0 c 0:0 0 0 0 0 0 c C5 0 0 0.00000000000 .0,0". 0 c :) 0 'c)00 )(0 0 0 1�0 0 01); o00c)0')'00)c)00 0 0 0 0 0 0 0 0 " 0 0 c 0 C) 0 0 0 G 0 0 c C.) 0 0 0 D 0 0 0 0 0 0 0 0 0 ()0'. 0 '0 0) 00 0. 00 c)) ' 0 0 0 0 () 0 0 0 0 0 0 020Q0Q0n0n0,a 0 R C Q a FRED WARING DRIVE iTsTAII Consulting 68-955 Adelinc Road Cathedral City, CA 9223 760) 323-5344 760) 323-5399 (fox) 0 200 400 800 6mm%==m""mm9 CPA Engineering LEGEND 4 Traffic =nnn g,;ngwt Project HIGH DENSITY RESIDENTIAL(HDR) (12-16 DU/AC) Contmct Adminietmtion OFFICE (0) COMMUNITY COMMERCIAL (CC) j i i i w cn , z o i LLLLLL LLLLLLL V / / LLLLL z LLLLLL T J_ LLLLLL_ LLLLLL LLLLL4: \ N.A.P. i i ._L. L. L. L.L.I. Q ,� i=LLLLL LLLLLL 1_LLLLL "O 0"O 0"O Qoa"QaQ"OoO"Oo0"oO 0"aO 0" 0"OO0"OO 0"OOa OGO"OGfl" O cC aGGc?o4 0 oo G Q.o a o.o o.G a a 0 0 a <G .op o a 0 o c o 00 o Ga G)oG oa o0 o a 0 o c o0 00 a0 00 0 00 o0a0 0000 G ca oo 00 00 00 0O0 0 0 0 0 C 0 0 0 0 0 0 0 0 0 000000000000 000000000000 G O O O O O p O O O O O O Q O O O O O O <) 0 C O p O O C G G G O o O O O O O 0 0 0 O 0 0 0 00 a fl O G Q 0 000 O O O O CO G O C ) p O{O O o a 0 O () O O O O 0O G O O OO O O O O U OO O UG C O O O O OO O O O C O O G O O O O G O G O 0 0 O O O O O O O G � O C' 0 0 0 0 O C O O O O O U O G O 000-CGOGO00000 000000000000 000 01 00000000 0000 ID 00Q{)QQC) 3000 000"QC)00 : 00(:)OOOr.300G00 G G G 0 O O 0 G 0 O 0"0 ' O G 0 O O O O 000000000000003 000000000000 G00000000000 O G 0_ ) C O O O O O OO O O a o p O G G O O O O G O O O a O Q O 0 O 0 O 0 o Q Q o o a o0 0 o G o a aa Qo 00 00000G c,.o.0 a o.o )p o p Go a. CO COG ) C0 C) 0 G O G r0 C) 0 V�U,GU-v-U�C��Q-GoOGG>00 OO OUO GCOOO FRED WARING DRIVE 0 200 400 800 I Engineering Traffic Engineering Project Management Cantroct Administration Welina Road City, CA 92234 3-5344 3-5399 (fox) LEGEND HIGH DENSITY RESIDENTIAL (HDR) (12-16 DU/AC) v ' 4 V c 9 v o V Oov vevo OFFICE 0 ( ) o,o o.a COMMUNITY COMMERCIAL (CC) LL—LLLLLL LLLLLLLLL COMMERCIAL PARK CP ( ) L Li_LL LLLLL PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONE CHANGE TO REMOVE ± 26.12 ACRES FROM THE CO (OFFICE COMMERCIAL) DESIGNATION AND ADD ± 20.14 ACRES TO THE RH (HIGH DENSITY RESIDENTIAL) DESIGNATION, ± 1.75 ACRES TO THE CC (COMMUNITY COMMERCIAL) DESIGNATION, AND ± 4.23 ACRES TO THE CP (COMMERCIAL PARK) DESIGNATION FOR LAND LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND FRED WARING DRIVE. CASE: ZONE CHANGE 2002-109 APPLICANT: DUTCH PARENT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23Id day of July, 2002, hold a duly -noticed Public Hearing to consider Zone Change 2002-109 to remove ± 26.50 acres from the CO (Office Commercial) designation and add ± 20.87 acres to the RH (High Density Residential) designation, ± 1.40 acres to the CC (Community Commercial) designation, and ±4.23 acres to the CP (Commercial Park) designation for land located at northeast corner of Washington Street and Fred Waring Drive, as shown on Exhibit "A," more particularly described as: APNs: 609-051-010, 609-052-017, 609-053-001, 609-070-034, 609- 070-036 & 037. 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 2002-454) and has determined that although the proposed project 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 for the project, and therefore, a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.220.010 of the Zoning Code to justify a recommendation for approval of said Zone Change: 1. Consistency with the General Plan. The proposed project is consistent with the City's goals, objectives and policies of the General Plan in that the project will assist the City by providing a mix of land uses for future development to help meet the needs of the community. P:\Martin\Dutch Parent\PC Reso ZC 2002-109.wpd PLANNING COMMISSION RESOLUTION 2002- ZONE CHANGE 2002-109 DUTCH PARENT ADOPTED: JULY 23, 2002 2. Public Welfare: Approval of the proposed Zone Change will not create conditions materially detrimental to public health, safety and general welfare in that the proposed changes are consistent with existing land uses in the area. 3. Land Use Compatibility: The proposed project is compatible with surrounding land uses in that it is consistent with development in the immediate area and the City's General Plan. 4. Property Suitability: The proposed Zoning designations are suitable and appropriate for the property in that they are consistent with the permitted uses in neighboring communities and in accordance with the Zoning Code and goals, objectives and policies of the City's General Plan. Urban services are currently accessible to the area which would allow for planned development in accordance with goals, objectives and policies of the City's General Plan. 5. Change in Circumstances: Approval of the proposed Zone Change is warranted because there is a need for high density residential uses as opposed to office development. Commercial land will be still available for future development to meet the needs of the area. 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; and 2. That it does hereby confirm the conclusion that Environmental Assessment 2002-454 assessed the environmental concerns of the Zone Change; and, 3. That it does hereby recommend approval to the City Council of Zone Change 2002-109 as contained in Exhibit"A" attached hereto and made a part of, for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 23`d day of July, 2002, by the following vote, to wit: P:\Martin\Dutch Parent\PC Reso ZC 2002-109.wpd PLANNING COMMISSION RESOLUTION 2002- ZONE CHANGE 2002-109 DUTCH PARENT ADOPTED: JULY 23, 2002 AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\Dutch Parent\PC Reso ZC 2002-109.wpd vvvvvvvv . vvv 77vqvvvv7 Y vl7vv V 17 v V v v v 9 v v v 0v v v 7 v v v1?v v Q11vvvvvvvvvvvv VVVaVvvvvnvvvvvvvvv vvvvvvvavvvvoovvvpv VVVVVVVVV?VVVVV vvvvvllvvvvvvvvvvvvvv 9vv" vvvvvvvvvv ... V" 7 v v 7 v v v % v 7 v 7 v 7 v 7 v v v v v v v v v 7 v 7 v 7 7 v v v v v v v LL1 v v v 7 v v v v 7 v v v v 7 v v v v v ' v v v 7 - v - 7 - 7 -, 7 - v - 7 7 V v v v Vv v v V'U 'r "j �' v v v v v v 9 v v v v v v v v v v v v V 71 (A vvvVvvvvvvvvv�11vvv V7 vvvVvvvvvvvvvvvvvvvvv z . 0 v v v V v n v V 7 V 7 V v 7 v V v V v 7 v V v 7 v V v 7 v 777 v v 17 v v 17 v 7 v v v n v 1 v I v v v v v v v v v v v v v v v 7 v v v v v v v v 'v v v vV z 7- j 7 17 v v 7 v v v v v v v 7 7 v v v v 7 v 7 v 7 v v v 7 v v 7 v v v vvvvvvvvv v vvvl7v N.A.P.< vvvvvvvvvvvvvvvvv V vvvv V 7 7 v v v v v 7 v 7 7 7 7 7 v 7 v v v v v v v v 7 9 v v v v v v v v v v v v v v v v 7 7 vv 0 0 0 0 vvvvvvvvvvvvvvvv000 —M , ( r�=7) 0 0 0 0 0 vvvvvvvvuvvvvv 0 00 0 0 0 0 000 0 0 00003Q0000()000�:)'*Sv 7 7 V'7 V'7 V1717 00000 0 0 0 0 0 0 0 0 G 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (J-0-0-0 0 0 0 0 C-) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 D 0 0 0 0 0 0 0 0 0 0 0 0 Q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0) a 0 0 0 0 0 0 0 0 0 0 0 a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 000a 00 G0 00 0D 00 00 00 00 00 0000 0 0 G 0 C 0 0 0 a 0 0 0 .:) (3 0 0 0 0 a DO 00 0000( OC 0 0 C 0 0 0 0 0 0 0 0 0 0 0 0 00 0 < 0 0 0 0 0 G 0 0 C () 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 6 C 0 0 0 0 0 0 0 0 0 0 0 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (0 a C'q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 <1 ' < > 0 0 0 ' 0 0 C) " (D 0 ' 0 0 0 0 C) 0 0 D 0 G 0 0 0 C% 0 () 0 0 0 () 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q 0 0 0 0 0 C onc) 0 0 0 0 00 0 0 00 0 0 00 0 0 0 0 0 0 0 C C, 0 0 0 0 0 0 0 G 0 0-0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 () C 0 0 0 000 G GO G 0 0 () 0 0 0 0 0 0 0 0 C.) 0 00 0 0 0 () 0 0 0 0 a 0 0 0 0 () () 0 C () 0 0 0 () 0 0 0 Q 0 0 0 0 0 G 0 0 0 0 0 0 0 0 () 0 10 0 C, 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 0 (-'OL), , a Q'QL0Q'-QC)Q FRED WARING DRIVE 3Tv'**T'NI f Consulting 68-955 Adelina Road Cathedral City, CA 9223 760) 323-5344 760) 323-5399 (fox) 0 200 400 800 6m=6wmm==m='m1 LEGEND 4 Ciml Engineering Traffic Engineering Pmject Monogem�t HIGH DENSITY RESIDENTIAL (RH) (12-16 DU/AC) Contract AdministrationF= rv—v—v—v—V"7 —v _7 I vvvovvv OFFICE (CO) COMMUNITY COMMERCIAL (CC) � -I ELD- UC T, N.V. TENTATIVE TRACT MAP 30550 'l w z 0 z Q jN1k11 I Consulting 68-955 Adelina Road Cathedral City, CA 9223 �760 323-5344 760 323-5399 (fax) FRED WARING DRIVE 0 200 goo $oo 4 LEGEND CH Engineering HIGH DENSITY RESIDENTIAL (RH) (12-16 DU/AC) Traffic Engineering Project Management r v a v OFFICE (CO) Contract Administration 9VOpV Oo0 O O COMMUNITY COMMERCIAL (CC) LLLLLLLLLL L!_{_LLL�LLL COMMERCIAL PARK (CP) A J PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SPECIFIC PLAN TO ALLOW DEVIATIONS IN THE ZONING CODE TO ALLOW A HIGHER DENSITY THAN ALLOWED UNDER THE HDR DESIGNATION, AND ALLOW A LESSER SQUARE FOOTAGE REQUIREMENT FOR 24 STUDIO APARTMENTS, FOR A 217 UNIT APARTMENT COMPLEX AND ANCILLARY FACILITIES ON A 13.00 ACRE SITE LOCATED ON THE EAST SIDE OF WASHINGTON STREET, APPROXIMATELY 860 FEET NORTH OF FRED WARING DRIVE. CASE NO.: SPECIFIC PLAN 2002-059 APPLICANT: MARK CARPENTER WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23Id day of July, 2002 hold a duly noticed Public hearing to consider a request by Mark Carpenter for approval of a Specific Plan to allow deviations in the Zoning Code to allow a higher density than allowed under the HDR designation, and allow a lesser square footage requirement for 24 studio apartments for a 217 unit apartment complex and ancillary facilities on a 13.00 acre site, generally located on the east side of Washington Street, approximately 860 feet north of Fred Waring Drive, more particularly described as follows: APNs: 609-070-036 & 037. WHEREAS, said Specific Plan application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2002-454), and determined that the proposed Specific Plan will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Specific Plan: 1. Consistency with the General Plan: The project as proposed is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the High Density Residential (HDR) Land Use designation. P:\Martin\Dutch Parent\PC Reso SP 2002-059.wpd J PLANNING COMMISSION RESOLUTION 2002- SPECIFIC PLAN 2002-059 MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 2. Public Welfare: Approval of the proposed Zone Change will not create conditions materially detrimental to public health, safety and general welfare in that the proposed changes are consistent with existing land uses in the area. 3. Land Use Compatibility The proposed project is compatible with surrounding land uses in that it is consistent with development in the immediate area and the City's General Plan. 4. Property Suitability The proposed project is suitable and appropriate for the subject property in that it is consistent with the existing uses in neighboring communities and in accordance with the Zoning Code and the goals, objectives and policies of the City's General Plan. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Specific Plan; 2. That it does hereby recommend to the City Council approval of Specific Plan 2002-059 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23`d day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: P:\Martin\Dutch Parent\PC Reso SP 2002-059.wpd J PLANNING COMMISSION RESOLUTION 2002- SPECIFIC PLAN 2002-059 MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\Dutch Parent\PC Reso SP 2002-059.wpd ' ,i) PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 GENERAL 1. The conditions of approval for this Specific Plan (SP 2002-059) are binding with the conditions of approval for the Tentative Tract Map (TTM 30550) and the Site Development Permit (SDP 2002-740) for the same project. 2. The use of this site shall be in conformance with the approved exhibits contained in Specific Plan 2002-059, unless otherwise amended by the following conditions. 3. All public agency letters received for this case are made part of the case file documents for plan checking processes. 4. The approved Specific Plan 2002-059 shall have no expiration date and shall be permanent unless amended and approved. 5. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any other application pertaining thereto. 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. 6. This Specific Plan, and any Final Map submitted thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at http:la-quinta.org. 7. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) .y P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 1 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 • 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. 8. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ . A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall beaorse of construction, and until all improvement havebeen accepted by the City. Printed July 19, 2002 Page 2 of 13 P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 9. 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 10. 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. 1 1. 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. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) None: All public street right of way will be dedicated as part of Tract Map No. 30550. 13. 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. 14. Right-of-way geometry for standard knuckles 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. 15. 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. 16. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 1� • I J P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 3 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 17. 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. 18. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. None: All public landscaping setbacks will be dedicated as part of Tract Map No. 30550. 19. 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. 20. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Final Map. 21. 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. 22. When an applicant proposes the vacation, or abandonment, of any existing right-of- way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 23. 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. 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:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 4 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 24. 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. 25. 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 scale specified, unless otherwise authorized by the City Engineer in writing. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan: 1 " = 40' Horizontal B. Off Site Street Median Modification Plans: 1 " = 20' Horizontal C. Site Development Plans: 1 " = 30' Horizontal D. On Site Utility Plans: 1 " = 40' Horizontal E. On -Site Landscape Plans: 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. In addition to the normal set of improvement plans, a "Site Development" plan and a "Site Utility" plan are required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. The "Site Utility" plan shall have signature blocks for the Building Official and the City Engineer. 26. The City maintains standard plans, detail sheets and/or construction notes for P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 5 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 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. 27. 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. GRADING 28. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 29. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. The applicant shall prepare a final grading plan/site development plan which closely adheres to the approved mass grading plan for Tract 30550. 30. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC. 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 P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 6 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 31. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 32. Grading within perimeter setback and parkway areas shall have undulating terrain and shall conform to LQMC 9.60.240(F). The maximum slope shall not exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet adjacent to the curb in the right of way. 33. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 34. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 35. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Mass Grading Plan for Tract 30550, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 36. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 7 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 DRAINAGE 37. 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. 38. The applicant shall meet the individual -lot retention provisions of Chapter 13.24.120 (Drainage), sub -section "K.", LQMC. Stormwater shall normally be retained in common retention basin(s) as shown in the Specific Plan. 39. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a manner approved by the .City Engineer. 41. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 44. The 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. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES Printed July 19, 2002 Page 8 of 13 P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 46. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 47. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 48. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 49. 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. 50. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 51. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. PUBLIC STREETS 1) Washington Street - Median Modifications to accommodate a left in, only, turning movement into the project site. 52. 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./4.50" c.a.b. P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 9 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 or the approved equivalents of alternate materials. 53. 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. 54. 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. 55. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 56. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. PARKING LOTS and ACCESS POINTS 57. 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 and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 58. General access points and turning movements of traffic are limited to the following: A. Primary Entry - Washington Street. The primary entrance shall be located approximately 1,350 feet from the centerline of Fred Waring Drive. The entrance shall be limited to right in/right out and left turn in turning movements. Left turn out turning movements will be prohibited. The applicant shall construct the necessary median improvements on Washington Street to accommodate the left turn in only, turning movement. B. Secondary Entry - Contingent upon approval of General Plan Amendment No. 2002-086, a secondary entrance shall be located on the realigned Palm Royale P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 10 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 Drive as shown on the site development permit. This entrance shall have full turning movements to and from Palm Royale Drive. 59. All gated entries shall provide for a two -car minium stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -entry 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 Washington 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. 60. Pursuant to Section 9.150.080(A)(8)(b) (Parking), LQMC, the applicant shall provide 30-foot uninterrupted driveway throats into the parking lot, or alternatively provide a combination of a dedicated right turn deceleration lane and the drive throat that will equal a total of 30-feet. CONSTRUCTION 61. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 62. The applicant shall comply with Sections 9.'90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 63. The applicant shall provide landscaping in the required setbacks, retention basins and common lots. 64. Landscape and irrigation plans for landscaped lots, setbacks and retention basins shall be signed and stamped by a licensed landscape architect. P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page I 1 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 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. 65. 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. 66. Only incidental storm water 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. QUALITY ASSURANCE 67. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 68. The applicant shall employ, or retain, qualified engineers, surveyors, and such of other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 69. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 70. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 12 of 13 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SPECIFIC PLAN 2002-059 ADOPTED: JULY 23, 2002 MAINTENANCE 71. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 72. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 73. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. P:\Martin\Dutch Parent\PC SP 2002-059 COA.wpd Printed July 19, 2002 Page 13 of 13 PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF ± 77.44 ACRES INTO SEVEN NUMBERED LOTS AND FOUR LETTERED LOTS. CASE NO.: TENTATIVE TRACT MAP 30550 APPLICANT: DUTCH PARENT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23`d day of July, 2002 hold a duly noticed Public Hearing to consider a request by Dutch Parent for approval of a Tentative Tract Map to subdivide ± 77.44 acres into seven numbered lots and four lettered lots, generally located at the northeast corner of Washington Street and Fred Waring Drive, more particularly described as follows: APNs: 609-051-010, 609-052-017, 609-053-001, 609-070-034, 609- 070-036 & 037. WHEREAS, said Tentative Tract Map application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2002-454), and determined that the proposed Tentative Tract Map will not have a significant impact on the environment and a Mitigated Negative Declaration of environmental impact has been certified; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Tentative Tract Map 30550: 1. Consistency with the General Plan: The property is designated for residential and commercial uses on the General Plan Land Use Map. The project is consistent with the goals, policies and intent of the General Plan insofar as residential and commercial developments fit the character of the City. 2. Consistency with the Zoning Code: The proposed project is consistent with the development standards of the High Density Residential (RH) Zoning District, including, but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, circulation, open space and landscaping. P:\Martin\Dutch Parent\PC Reso TTM 30550.wpd ) J PLANNING COMMISSION RESOLUTION 2002- TENTATIVE TRACT MAP 30550 DUTCH PARENT ADOPTED: JULY 23, 2002 3. Compliance with the California Environmental Quality Act (CEQA): The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish and wildlife or their habitat. The proposed project is consistent with the requirements of CEQA, in that Environmental Assessment 2002-454 was prepared for this project with a recommendation for certification of a Mitigated Negative Declaration of environmental impact. Mitigation measures are included in the Mitigated Negative Declaration that reduce impacts to less than significant levels. 4. Design Improvements: The design of the subdivision and/or the type of improvements are not likely to cause serious public health problems in that the site is physically suitable for the subdivision. Infrastructure improvements (water, sewer, gas, electricity, etc.) will serve the site as required. Adequate mitigation measures are provided to reduce impacts to less than significant levels. 5. Easements/Access: The design of the subdivision will not conflict with the easements, acquired by the public at large, for access through, or use of property, within the proposed subdivision in that adequate roadways will be provided to meet the intent of the Circulation Element of the General Plan. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Tentative Tract Map; 2. That it does hereby recommend approval to the City Council of Tentative Tract Map 30550 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23`d day of July, 2002, by the following vote, to wit: P:\Martin\Dutch Parent\PC Reso TTM 30550.wpd ! PLANNING COMMISSION RESOLUTION 2002- TENTATIVE TRACT MAP 30550 DUTCH PARENT ADOPTED: JULY 23, 2002 AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\Dutch Parent\PC Reso TTM 30550.wpd _ PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 GENERAL 1. The conditions of approval for this Tentative Tract Map (TTM 30550) are binding with the conditions of approval for the and the Specific Plan (SP 2002-059) and Site Development Permit (SDP 2002-740) for the same project. 2. The use of this site shall be in conformance with the approved exhibits contained in Tentative Tract Map unless otherwise amended by the following conditions. 3. All public agency letters received for this case are made part of the case file documents for plan checking processes. 4. The approved Tentative Tract Map shall be recorded within two years of approval, otherwise, it shall become null and void and of no effect whatsoever, unless a time extension is applied for and granted. 5. 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 Parcel Map, or any Tract 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. 6. This Tentative Tract Map, and any Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 7. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page I of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 • 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. 8. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ . A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 2 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. 9. 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 10. Palm Royal Drive street easement north of Rome Drive shall be shown on the final map as it appears on the approved tentative map but may be reconfigured in the future pursuant to an approved specific plan. 11. 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. 12. The applicant shall offer for dedication on the Tract 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. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Major Arterial) Dedicate the east half of a 120 foot right of way. 2) Fred Waring Drive (Primary Arterial) 1 10-foot right of way. The north half of a 120 foot right of way along Fred Waring Drive was dedicated via Parcel Map 27131. No additional dedication is required, however, 365 feet east of Washington Street, the outer five (5) feet of the existing 60-foot half street may be vacated on the final map pursuant to City Engineer concurrence regarding right of way needs near the Palm Royale intersection. 3) Darby Road (Local Street) - 60-foot right of way. Additional right of way P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 3 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 may be required at the intersection of Washington Street as needed to accommodate the required street intersection geometry. 4) Palm Royale Drive (Local Street to Rome Drive) - 60-foot right of way from Fred Waring Drive to Rome Drive. B. PRIVATE STREETS 1) Palm Royal Drive (Rome Drive to Washington St) - The extension and realignment of Palm Royal Drive is subject to approval of General Plan Amendment No. 2002-86. The realigned Palm Royale Drive extension shall be shown on the final map as conceptually shown on the Hydrology Map for Lots 5-7. The private road extension may be realigned again in the future subject to a future land development entitlement procedure in which the City Council concurs with the revised realignment. 14. Right-of-way geometry for standard knuckles 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. 15. 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. 16. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Tentative Tract Map are necessary prior to approval of the Tract 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. 17. The applicant shall offer for dedication on the Tract 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. 18. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. Washington Street (Major Arterial) - 20-feet from the Right of Way. B. Fred Waring Drive (Primary Arterial) - 20-feet from the Right of Way. The listed setback depth shall be the average depth where a meandering wall design P:\Martin\Dutch Parent\PC 7TrM 30550 COA.wpd Printed July 19, 2002 Page 4 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Tract Map. 19. 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 Tract Map. 20. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Tract Map. 21. 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. 22. When an applicant proposes the vacation, or abandonment, of any existing right-of- way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 23. 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 Tract Map, unless such easement is approved by the City Engineer. TRACT MAPS 24. Prior to the City's approval of a Tract Map, the applicant shall furnish accurate AutoCAD files of the Tract 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. PAMartin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 5 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 Where a Tract 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 Tract 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. 25. 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. 26. The following improvement plans, if required, 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. Perimeter Landscape Plan: 1 " = 20' C. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical D. On -Site Rough Grading Plan: 1 " = 40' Horizontal E. On -Site Precise Grading Plan: 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 6 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 "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. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. The "Site Utility" plan shall have signature blocks for the Building Official and the City Engineer. 27. 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. 28. 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 29. Prior to the conditional approval of any Tract 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. 30. 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. P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 7 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 31. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 32. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: (1) construct certain off -site improvements, (2) construct additional off -site improvements, subject to the reimbursement of its costs by others, (3) reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative Tract Map, (4) secure the costs for future improvements that are to be made by others, or (5) to agree to any combination of these means, as the City may require. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Tract Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 33. When improvements are to be secured through a SIA, and prior to any conditional approval of the Tract Map by the City Council, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 8 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Tract 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 Tract 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. Development -wide improvements shall not be agendized for final acceptance by the City Council until the City receives confirmation from the telephone authority that the applicant has met all the requirements for telephone service to all lots within the development. GRADING 34. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 35. Prior to approval of a final map for this tentative map, the applicant shall furnish a preliminary mass grading for the entire tentative map area. This preliminary mass grading plan shall be used as a planning tool to guide each subsequent developer within the tentative map area as to the required grading concept for the overall site. The preliminary mass grading plan shall show elevations and grades of existing and proposed streets, existing contours within the tentative map area and proposed contours and drainage patterns. The mass grading plan shall also show earthwork quantities for each lot, areas for borrow/ stockpile material and balance areas. Future maps or development permits will be conditioned to adhere to the approved mass grading plan to facilitate the orderly phased grading of the Tentative Map area. 36. To obtain an approved grading permit, the applicant shall submit and obtain approval r Printed July 19, 2002 Page 9 of 19 P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 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. 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 Tract 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. 37. 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. 38. Grading within perimeter setback and parkway areas shall have undulating terrain and conform to LQMC 9.60.240(F). The maximum slope shall not exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet adjacent to the curb in the right of way. 39. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Elevations on building pads within 50 feet of boundary lines to adjacent tracts shall not be more than 1 foot higher than the building pad on the adjacent property. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 10 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 neighboring -owner dissatisfaction with the grade differential. 40. Phased grading within the tentative map boundary may be permitted through the submittal of separate maps or development permits. 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 mass grading plan, 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. DRAINAGE 42. Prior to approval of any final map or development permit pursuant to this tentative map, the applicant shall furnish a drainage plan for the tentative map area indicating existing and proposed drainage courses, channels and other facilities for control/retention of stormwater flows. With the plan, the applicant shall provide a drainage report describing the on and off site drainage characteristics, the amount of stormwater falling within the development, the amount and nature of historic inflow from surrounding properties or streets, and the proposed methods of inflow from surrounding properties or streets, and the proposed methods of retaining or passing through the stormwater and inflow from the controlling design event. 43. Drainage for development on individual lots within the Tract Map area shall comply with the approved drainage plan. Individual developments within the Tentative Map area shall, at the City's option, construct necessary facilities, secure a fair share cost of future, shared facilities, or reimburse a fair share of the cost of shared facilities as previously constructed by others within the Tentative Map area (i.e. shared retention basins or storm drain systems between individual lots). 44. 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 P:\Martin\Dutch Parent\PC CTM 30550 COA.wpd Printed July 19, 2002 Page 1 I of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 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. 45. The applicant shall meet the individual -lot retention provisions of Chapter 13.24.120 (Drainage), sub -section "K.", LQMC. Stormwater shall normally be retained in common retention basin(s) as shown on the Tentative Tract Map. Individual lot basins or other retention concepts may be approved by the City Engineer for lots 2 '/2 acres in size or larger or where the use of common retention is determined by the City Engineer to be impracticable. If individual lot retention is approved, the applicant shall meet all individual lot retention provisions of Chapter 13.24, LQMC. 46. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 47. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a manner as approved by the City Engineer. The approved system shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 48. 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. 49. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 50. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1. 51. 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. 52. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 53. The development shall be graded to permit storm flow in excess of retention capacity P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 12 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 to flow out of the development through a designated overflow and into the historic drainage relief route. 54. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 55. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 56. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 57. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 58. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 59. 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. 60. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1 '. P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 13 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 61. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Washington Street (Major Arterial) - 120 Foot Right of Way: Contingent upon approval of General Plan Amendment 2002-086, the applicant shall install the following: (a) 8 foot wide meandering sidewalk along the Tentative Map boundary. (b) A right turn lane at the Washington Street/Darby Road intersection. (c) Median modifications at the realigned Darby Road/ Tucson intersection to accommodate full left turn movements. If the General Plan Amendment 2002-086 is not approved, the applicant shall install the following: (a) Widen the east side of the street to a 51 foot half width along the entire frontage to the Tentative Map boundary. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the subject right of way include: (a) 6-foot wide meandering sidewalk. (b) A right turn lane at the Washington Street/Darby Road intersection. (c) Median modifications at the realigned Darby Road/ Tucson intersection to accommodate full left turn movements. 2) Fred Waring Drive (Primary Arterial) - 110 Foot Right of Way: Widen the north side of the street to a 43 foot half width along all frontage adjacent to the Tentative Map boundary. Street widening improvements shall include all appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, and signs, except for street lights. Other significant new improvements required for installation in, or adjacent, to the P:\Martin\Dutch Parent\P(' TTM 30550 COA.wpd Printed July 19, 2002 Page 14 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 subject right of way include: (a) 6-foot wide meandering sidewalk. (b) 18-foot wide raised landscaped median The pavement rehabilitation/reconstruction and landscape median improvements are eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. The applicant's cost obligation for the widening may be reduced by the Development Impact Fee. The applicant is responsible for the cost of 20 feet of pavement, curb, gutter, sidewalk, pro rata share of the signal improvements and traffic control devices. 3) Darby Road (Local Street) - 60 Foot Right of Way Contingent upon approval of General Plan Amendment No. 2002-086, the applicant shall realign Darby Road and construct full width improvements for a 40 foot wide (curb to curb) local street. A wider section at the Washington Street intersection may be required to accommodate the required lane geometry. The improvements shall include 6 foot sidewalks (adjacent to the curb) on both sides of the realigned Darby Road. 4) Palm Royale Drive (Local Street) - 60 Foot Right of Way from Fred Waring Drive to Rome Drive The applicant shall improve/widen Palm Royale Drive from Fred Waring Drive to Rome Drive for a 40 foot wide (curb to curb) local street. A wider section at the Fred Waring Drive intersection may be required to accommodate the required lane geometry. The improvements shall include a 6 foot sidewalk along the west side of Palm Royale Drive. 5) Traffic Signals Prior to approval of any final map or development permit, the applicant shall provide an approved traffic generation analysis based on zoning, for the individual parcels of this tentative map plus Parcel 2 from the underlying Parcel Map 27131. (a) A traffic signal at Palm Royale Drive and Fred Waring Drive shall be installed r. Printed July 19, 2002 Page 15 of 19 P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 when warrants are met, and as directed by the City Engineer. The parcels created by PM 27131 are responsible for 100% of the cost to design and install the signal. The cost will be shared on a prorated basis with Parcel 2 of PM 27131 and the parcels in this new tract map. Prior to final map approval, the applicant shall enter into a secured SIA and post security for the pro rata share of the traffic signal. (b) A traffic signal at Darby Road and Fred Waring Drive when warrants are met and as directed by the City Engineer. The applicant is responsible for 50% of the cost to design and install the traffic signal. The applicant shall enter into a SIA to post security for 50% of the cost to design and install the traffic signal prior to approval of the final map. B. PRIVATE STREETS 1) The extension of Palm Royale Drive - Contingent upon approval of General Plan Amendment No. 2002-086, the applicant shall construct full width improvements for a 40 foot wide local street section. The improvements shall include a 6' foot wide sidewalk (adjacent to the curb) on one side of the realigned Palm Royale Drive. 62. 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 Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.50" c.a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5"/6.50" or the approved equivalents of alternate materials. 63. General access points and turning movements of traffic are limited to the following: A. Palm Royale Drive/Fred Waring Drive. Full turn access when signalized. B. Darby Road/Washington Street intersections. Full turn access when signalized. P:\Martin\Dutch Parent\PC' TTM 30550 COA.wpd Printed July 19, 2002 Page 16 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 C. Palm Royale Drive/Washington Street Intersection. Right turn in/right turn out, only. 64. 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. 65. 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. 66. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 67. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. CONSTRUCTION 68. The City will conduct final inspections of habitable buildings only when the buildings have improved street(s) and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. The applicant shall complete the final pavement cap prior to the issuance of any building permits. LANDSCAPING 69. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 70. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. This includes the landscaped setback area along the east side of Palm Royale Drive from Fred Waring Drive to Rome Drive along the CVWD well site. 71. 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 P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 17 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 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. 72. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 73. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 74. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 75. 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. 76. 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. 77. 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 P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 18 of 19 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 30550 ADOPTED: JULY 23, 2002 78. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 79. 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 80. 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. P:\Martin\Dutch Parent\PC TTM 30550 COA.wpd Printed July 19, 2002 Page 19 of 19 PLANNING COMMISSION RESOLUTION 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS TO ALLOW A 217 UNIT APARTMENT COMPLEX AND ANCILLARY FACILITIES ON A 13.00 ACRE SITE LOCATED ON THE EAST SIDE OF WASHINGTON STREET, APPROXIMATELY 860 FEET NORTH OF FRED WARING DRIVE. CASE NO.: SITE DEVELOPMENT PERMIT 2002-740 APPLICANT: MARK CARPENTER WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23" day of July, 2002 hold a duly noticed Public Hearing to consider a request by Mark Carpenter for approval of development plans to allow a 217 unit apartment complex and ancillary facilities on a 13.00 acre site, generally located on the east side of Washington Street, approximately 860 feet north of Fred Waring Drive, more particularly described as follows: APNs: 609-070-036 & 037. WHEREAS, said Site Development Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2002-454), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The project as proposed is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the High Density Residential (HDR) Land Use designation. 2. Consistency with the Zoning Code: The proposed project is consistent with the development standards of the High Density Residential (RH) Zoning District, including, but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, circulation, open space and landscaping. PAMartin\Dutch Parent\PC Reso SDP 2002-740.wpd PLANNING COMMISSION RESOLUTION 2002- SITE DEVELOPMENT PERMIT 2002-740 MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 3. Compliance with the California Environmental Quality Act (CEQA): The proposed project is consistent with the requirements of CEQA, in that Environmental Assessment 2002-454 was prepared for this project with a recommendation for certification of a Mitigated Negative Declaration of Environmental Impact. 4. Architectural Design: The architectural design of the proposed buildings, including, but not limited to, architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and quality of design prevalent in the City. The proposed buildings lack the bulky mass of a residential building due to the articulation, stucco exterior finish, desert tone colors and tile roofs. The proposed buildings are adequately set back with multiple wall planes so as to minimize the appearance of a large structural mass. 5. Site Design: The site design of the proposed project, including but not limited to, project entries, interior circulation, pedestrian access, pedestrian amenities, screening of equipment, trash enclosures, exterior lighting, and other site design elements such as scale, mass, appearance, and amount of landscaping are compatible with surrounding development and quality of design prevalent in the City in that the proposed project meets the development standards of the City's Zoning Code. 6. Landscape Design: As conditioned, the landscaping plan for the proposed project, including but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed to provide visual relief, complement the buildings, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed landscaping is compatible with the surrounding area in that the variety of plants and shade trees, provide an aesthetically pleasing and well functioning use of landscaping space. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit; 2. That it does hereby approve Site Development Permit 2002-740 for the reasons set forth in this Resolution, subject to conditions of approval attached hereto; P:\Martin\Dutch Parent\PC Reso SDP 2002-740.wpd i PLANNING COMMISSION RESOLUTION 2002- SITE DEVELOPMENT PERMIT 2002-740 MARK CARPENTER-TUSCANY RIDGE ADOPTED: JULY 23, 2002 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23Id day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\Martin\Dutch Parent\PC Reso SDP 2002-740.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 GENERAL 1. The conditions of approval for this Site Development Permit (SDP 2002-740) are binding with the conditions of approval for the Tentative Tract Map (TTM 30550) and the Specific Plan (SP 2002-059) for the same project. 2. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 2002-740 unless otherwise amended by the following conditions. 3. All public agency letters received for this case are made part of the case file documents for plan checking processes. 4. The approved Site Development Permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 (D). 5. 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. 6. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 1 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 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, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this Site Development Permit. 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 Practice ("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 of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 2 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 8. 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 9. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. 10. The applicant shall offer for dedication 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. 1 1. Unless the ultimate developed right-of-way can be documented, the public street right- of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) None: All public street right of way will be dedicated as part of Tract Map No. 30550. 12. Right-of-way geometry for property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawing #805, unless otherwise approved by the City Engineer. 13. 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. 14. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. None: All public 9andscaping setbacks will be dedicated as part of Tract Map No. 30550. 15. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park P:\Martin\Dutch Parent\PC SDP 2002-740 COA wpd Printed July 19, 2002 Page 3 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 lands, and common areas shown on the Site Development Permit. 16. The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Site Development Permit. 17. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, ingress/egress, or other encroachments will occur. 18. When an applicant proposes the vacation, or abandonment, any existing right-of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or shall submit notarized letters of consent from the affected property owners. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Site Development Permit and the date of final acceptance of the on and off -site improvements for this Site Development Permit, unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 20. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 21. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan: 1 " = 40' Horizontal B. Off Site Street Median Modification Plans: 1 " = 20' Horizontal _r P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 4 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 C. Site Development Plans: 1 " = 30' Horizontal' D. On -Site Utility Plan: 1 " = 40' Horizontal E. On -Site Landscape Plan: 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "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; and show the existing street improvements out to at least the center lines of adjacent existing streets. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. "Rough Grading plans shall include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 22. The City maintains standard plans, details and/or construction notes for elements of construction. For a fee, established by City resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 23. The applicant shall furnish a complete set of the AutoCAD files of all complete, 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 which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. GRADING Printed July 19, 2002 Page 5 of 14 P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 24. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 25. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. The applicant shall prepare a final grading/site development plan which closely adheres to the preliminary mass grading plan for Tract 30550. 26. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC. 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. 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 submitted with its application for a grading permit. 27. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 28. Grading within perimeter setback and parkway areas shall have undulating terrain and shall conform to LQMC 9.60.240(F). The maximum slope shall not exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1 in the first 6 feet adjacent to the curb in the right of way. 29. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 30. The applicant shall minimize the differences in elevation between the adjoining properties and the pads within this development. Building pad elevations on contiguous interior lots shall not differ by more than three C P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 6 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 31. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Mass Grading Plan for Tract 30550, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 32. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 33. 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. 34. The applicant shall meet the individual -lot retention provisions of Chapter 13.24.120 (Drainage), sub -section "K.", LQMC. Stormwater shall normally be retained in common retention basin(s) as shown on the Site Development Permit. 35. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 36. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a manner approved by the City Engineer. Ea , :. P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 7 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 37. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1. 38. 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. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. 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. 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 44. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 45. 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 I P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 8 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 46. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 47. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. PUBLIC STREETS 1) Washington Street - Median Modifications to accommodate a left in, oniy, turning movement into the project site. 48. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.50" c.a.b. or the approved equivalents of alternate materials. 49. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 50. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 51. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 52. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements. P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 9 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 PARKING LOTS and ACCESS POINTS 53. 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 and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 54. General access points and turning movements of traffic are limited to the following: A. Primary Entry - Washington Street. The primary entrance shall be located approximately 1,350 feet from the centerline of Fred Waring Drive. The entrance shall be limited to right in/right out and left turn in turning movements. Left turn out turning movements will be prohibited. The applicant shall construct the necessary median improvements on Washington Street to accommodate the left turn in only, turning movement. B. Secondary Entry - Contingent upon approval of General Plan Amendment No. 2002-086, a secondary entrance shall be located on the realigned Palm Royale Drive as shown on the site development permit. This entrance shall have full turning movements to and from Palm Royale Drive. 55. All gated entries shall provide for a two -car minium stacking capacity for inbound traffic; and shall provide for a full turn -around outlet for non -entry 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 Washington 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. 56. Pursuant to Section 9.150.080(A)(8)(b) (Parking), LQMC, the applicant shall provide 30-foot uninterrupted driveway throats into the parking lot, or alternatively provide a combination of a dedicated right turn deceleration lane and the drive throat that will equal a total of 30-feet. I P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 10 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 CONSTRUCTION 57. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 58. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 59. The applicant shall provide landscaping in the required setbacks, retention basins and common lots. 60. Landscape and irrigation plans for landscaped lots, setbacks and retention basins 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. 61. 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. 62. Only incidental storm water 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. QUALITY ASSURANCE 63. The applicant shall employ construction quality -assurance measures that meet with P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 11 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 the approval of the City Engineer. 64. The applicant shall employ, or retain, qualified engineers, surveyors, and such or other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 65. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 66. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 67. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 68. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 69. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. RIVERSIDE COUNTY FIRE DEPARTMENT 70. Approved super fire hydrants shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along vehicular travel ways. P:\Martin\Dutch Parent\PC SDP 2002-740 COA.wpd Printed July 19, 2002 Page 12 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 71. Blue dot reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is located, so as to identify fire hydrant locations during an emergency. 72. Minimum fire flow 1,875 GPM for a 3-hour duration. Fire Flow is based on type VN constructed and a complete fire sprinkler system. 73. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City's plan check procedures. 74. Fire Department vehicle access must come to within 150 feet of all portions of the first floor of all buildings as defined in the California Fire Code. 75. 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. 76. City of La Quinta ordinance requires all commercial buildings 5,000 square feet or larger to be fully sprinkled. NFPA 13 Standard. Fire sprinkler plans will nee to be submitted to the Fire Department for review and approval. 77. 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. 78. The applicant or developer shall prepare and submit to the Fire Department, a site plan designating required fire lanes with appropriate lane painting and/or signs. 79. Install portable fire extinguishers as required by the California Fire Code. 80. Secondary access is required. It may be restricted to emergency access, however public egress must be allowed at all times. Primary and secondary access shall be not less than 20 feet wide clear and unobstructed. DESERT SANDS UNIFIED SCHOOL DISTRICT 81. All school mitigation fees shall be paid at the time of building permit issuance. PUBLIC SAFETY 82. Property directories shall be installed at each entrance to the property. The directories shall provide sufficient information and detail of mapping the property, buildings, P:\Martin\Dutch Parcnt\PC SDP 2002-740 ('OA.wpd Printed July 19, 2002 Page 13 of 14 PLANNING COMMISSION RESOLUTION 02- CONDITIONS OF APPROVAL S'TE DEVELOPMENT PERMIT 2002-740 ADOPTED: JULY 23, 2002 facilities, and emergency phone numbers. The directories shall be illuminated during dark hours and easily readable. Each building and unit shall be clearly marked with appropriate building number and address. The placement of building and unit numbers shall be positioned so as to be easily viewed from vehicular and pedestrian pathways. Main building numbers should be a minimum height of 12 inches. 83. Parking lots and associated carports, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall have adequate lighting. The lighting shall have sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises from at least 25 feet away during the hours of darkness and provide a safe and secure environment for all persons, property, and vehicles on site. 84. Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. 85. No Trespassing/Loitering signs shall be posted at the entrances of paring lots and located in other appropriate places. Signs must be must be at least 2' x 1, in overall size with white background and black 2" lettering. 86. All entrances to parking areas shall be posted with appropriate signs per Section 22658(a) of the California Vehicle Code to assist in removal of vehicles at the property owner's/manager's request. 87. Prior to project completion, the surface of walls, fences, building, logo monuments, etc. should be graffiti resistant either via surface composition, applied paint type and/or planned shielding by landscaping or plants. 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O 0 O O O O G O O C O a O G O O u O G 0 O G O G O O O G C, O 0 0 0 n 0 0 n <? O O C _OC)J O � U O ;_> rJ CjC O O C�C_J � 0 OC'G00 O O,O � ��Q FRED WARING DRIVE 0 200 400 800 I C*PA Engineering Traffic Engineering I Project Management Contract Administration Consulting 68-955 Adelina Road Cathedral City, CA 92234 323-5344 �760 760 323-5399 (fax) LEGEND HIGH DENSITY RESIDENTIAL (HDR) (12-16 DU/AC) y ,vv v v x v vaovro >oroo' /t Of � CE (0) COMMUNITY COMMERCIAL (CC) _LLL.LL._L LLLLL COMMERCIAL PARK CP1 .. !_L f...LLL _ - F q �JrJ-,Ja o v v v c c� cv17 voo v 'vvC Jvvra i)Ov V :v 7'�onv, qc qp n� a v v a v II 4 D v v 3 ^v O` o c c v v n 'r r q qVa qJq c,, v n v v v v v J" \ cr t+ c+ c a v v O C v ri �O 6 4 '0 O v G v v '7 v? 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G 0 G..-0-, FRED WARING DRIVE 04 Engineering Traffic Engineering j Project Management Contract Administration Consulting 68-955 Adelina Road Cathedral City, CA 92234 760 323-5344 760 323-5399 (fax) 0 200 400 800 LEGEND HIGH DENSITY RESIDENTIAL (RH) (12-16 DU/AC) OFFICE (CO) COMMUNITY COMMERCIAL (CC) I, N v v 0 A D --D _-A.- R -B` '/ `< v � / \ W 2 y", \` Z / /� O "� / LLL;_LLt_LLLLLL �� L L_ l t 1 l I. IL //f V LLL±LLI t_L'_l... �'., / LLL�LLLLLLLL'_ Z 1 .I LI �LLLLL.I_LL'_ ,._LWLLLLL!_LLLL:_ LLLLL L_!st£LLLLLL. N.A. t_t I LI I i I_t N.f1. P. LLt__LLL LLL Lii_ Q LLL t._ L L Lt_ L L LL I_i_i 1 LI_I I_LL.I I_ >� LI_LL LLLL LLLLL 0 O O fl 0 }OD,� C>t�uOGO� oc n0000 0000000 DDDODDDDC�??�U ,O O O, O D D D {> <> <> > <..a ,. O O 0 ,. O , ) t? 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FRED WARING DRIVE 0 200 400 800 CMI Engineering IM I Traffic Engineering i Project Manogement Consulting Contract Administration 68-955 Adelino Road Cathedral City, CA 92234 323-5344 �760 760 323-5399 (fax) LEGEND = HIGH DENSITY RESIDENTIAL (RH) (12-16 DU/AC) v ` t• svcnonv OFACE (CO) COMMUNITY COMMERCIAL (CC) LL _LL COMMERCIAL PARK (CP Lt �LLL_:_Lt ATTACHMENT 6 Architectural & Landscape Review Committee Minutes July 3, 2002 2. Committee Member Thorns asked what type of citrus was planned for the area around the gatehouse. Mr. Haag explained they are typically grapefruit trees as they are durable. Commissioner Thorns asked what the ground surface would be under the palms and citrus. Mr. Haag stated it was turf to accent the trees. Committee Member Thorns asked what material would be used for the finish on the front of the building. Mr. Haag stated it would be smooth white stucco troll with barrel or "S" the for the roof. Committee Member Thorns complimented the project. 3. Committee Member Bobbitt asked if they could use a material that would require less maintenance than the wood on the doors to the gatehouse. Mr. Haag stated they would look at the issue and see what alternative materials could be used. Committee Member Bobbitt asked if purposely left off overhangs for the guardhouse and clubhouse. Mr. Haag stated that for consistency of architecture and maintenance issues they chose not to have them. Committee Member Bobbitt complimented the architecture on the buildings and asked that they use good quality palm trees with no constrictions or stress to avoid crown drops. 4. There being no further discussion, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2002-028 recommending approval of Site Development Permit 2002-746, subject to the conditions as submitted and amended: A. Healthy good quality palm trees Unanimously approved. B. Site Development Permit 2002-740; a request of Mark Carpenter/Dutch Parent/The Casey Group Architects for review of architectural and landscaping plans for a 217 unit apartment complex located at the northeast corner of Washington Street and Fred Waring Drive. 1. Associate Planner Martin Magana explained the project and introduced Mr. Paul Casey, architect for the project, who gave a presentation on the project. 2. Committee Member Bobbitt asked if the railings would be wood. Mr. Paul Casey stated no, they would be made of fiberglass and almond in color to match the stucco. Committee Member Bobbitt asked if there was a detailed drawing on the carports. Mr. Casey G:\WPDOCS\ARI.C\7-3-02.wpd 2 f Architectural & Landscape Review Committee Minutes July 3, 2002 stated they were flat steel structure, almond in color and work best in this type of environment. Mr. Carpenter stated the slanted roofs take away from the building design. 3. Committee Member Thoms asked what would be planted in the landscape area between the perimeter wall and the carport structure. Mr. Mike Horton, landscape architect, stated they intend to use a drier, more drought tolerant plant material around the edge. Mr. Casey stated the curb is the car stop. Mr. Horton stated the turf and plant material would be held back from the area where the cars abut. 4. Committee Member Bobbitt asked the size of the area where the shade trees are in the parking area. Mr. Horton stated they would be six feet. Committee Member Babbitt stated they may not be able to obtain the 50% shade coverage as required by the City because of the lack of tree growth, but the trees will be healthier due to the size of the islands. Committee Member Bobbitt asked if the developer would be having the landscape architect make a final inspection. Mr. Carpenter stated there would be a final inspection. Discussion followed regarding the grading of the retention basin. 5. Committee Member Thoms asked about the cris-cross trellis on the hand railings of the building's end elevations. Mr. Casey stated they would be solid and the pattern is added to the stucco. The end walls would be solid. 6. Committee Member Bobbitt asked about the window popouts. Mr. Casey explained they will be stucco based with acrylic coating, pillions. 7. Committee Member Thoms asked about the architecture of the front elevation where there is a shed roof and the rear there is a gable. Mr. Casey stated it is to create interest. Committee Member Thoms questioned the colors being used. Mr. Casey explained how the color was being used to break up the building and add charm. Committee Member Thoms asked about the grade change where a portion of the building is buried. Mr. Casey explained the patio slab is essentially flush with the normal grade, but they berm up around the building with a concrete wall that goes up approximately three feet to help screen the height of the building. G:\WPDOCS\ARLC\7-3-02.wpd 3 1 Architectural & Landscape Review Committee Minutes July 3, 2002 8. Committee Member Bobbitt asked if the applicant was aware that the vines proposed would stick to the buildings and can be a maintenance problem. Mr. Horton stated they may use a different species. 9. Committee Member Thorns asked what the material was proposed for the perimeter wall. Mr. Horton slump stone with a slurry finish. 10. There being no further discussion, it was moved and seconded by Committee Member Bobbitt/Thoms to adopt Minute Motion 2002- 029 recommending approval of Site Development Permit 2002- 740, as requested. Unanimously approved. C. Site Development Permit 2002-747; a request of Peter Jacobs Homes, Inc./BBG Architects for review of architectural plans for two single story prototype house plans located at the west side of Turnberry Way and south of Brown Deer Park within the Norman Course 1. Principal Planner Stan Sawa introduced Mr. Peter Jacobs who gave a presentation on the project. 2. Committee Member Bobbitt asked who would be maintaining the landscape area. Mr. Jacobs explained the front would be maintained by the homeowners' association (HOA) and the rear by the property owner. Committee Member Bobbitt asked that all the roof lines'not be the same. Mr. Jacobs stated they would propose to use hip and gable roofs to create different designs. 3. Committee Member Thorns stated he does not like windows on garage doors. Mr. Jacobs stated they would have an architectural element, but no windows and wood would not be used. 4. There being no further discussion, it was moved and seconded by Committee Member Thoms/Bobbitt to adopt Minute Motion 2002- 030 recommending approval of Site Development Permit 2001- 747, subject to the conditions as submitted. Unanimously approved. A. No windows in the garage doors. r G:\WPDOCS\ARI,C\7-3-02.wpd 4 B I #A STAFF REPORT PLANNING COMMISSION DATE: JULY 23, 2002 CASE NO: COMPATIBILITY REVIEW APPLICANT/ PROPERTY OWNER: JAI NETTIMI REQUEST: COMPATIBILITY REVIEW FOR A DECK IN THE REAR YARD OF AN EXISTING TWO-STORY HOME. LOCATION: 79-390 PASEO DEL REY (ALISO AT LA QUINTA) ENGINEER: N/A ENVIRONMENTAL CONSIDERATION: EXEMPT. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR)/LOW DENSITY RESIDENTIAL (RL). BACKGROUND: Under Section 9.60.300.D. of the La Quinta Zoning Code, compatibility reviews are subject to approval by the Planning Commission. The site is located within the Aliso at La Quinta tract at 79-390 Paseo Del Rey. This development is a single-family residential project with 70 lots and one retention basin. There is a mix of one- and two-story homes within the tract. PROJECT PROPOSAL: The applicant is requesting approval to allow a deck in the rear yard of his existing two-story home which is located in the "Aliso at La Quinta" tract (Attachment 1). PCstfrptNettimi.wpd-M M Page 1 of 2 This project was presented at the June 11, 2002, Planning Commission meeting. The Planning Commission requested that this project be continued to the July 9th meeting due to concerns. One was the lack of detailed plans for the project and the other was that adjacent neighbors be notified of the project. At the July 9, 2002, Planning Commission meeting staff requested another continuance to the July 23, 2002, Planning Commission meeting because the applicant did not have the plans completed. The applicant has not completed the plans necessary for approval, therefore, staff is requesting another continuance to the September 3, 2002 meeting. Public Notice: N/A. Public Agency Review: N/A. STATEMENT OF MANDATORY FINDINGS: None at this time. RECOMMENDATIONS: 1. Continue the item to the September 3, 2002 meeting. Attachments: 1. Site Location Map Prepared by: Martin Magana Associate Planner PCstfrptNettimi mpd-MM Page 2 of 2 Tityl 4 4 Qum& MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: JULY 23, 2002 SUBJECT: ZONING ISSUES Staff is requesting Planning Commission direction regarding the following issues: A. Shade Structures: The Code Compliance Division of the Building and Safety Department has been citing individual homeowner/renters for the erection of a temporary shade structure for their vehicles. The shade structures are installed over the driveways within the 20-foot setback. Technically, under the Zoning Code they are not permitted. Does the Planning Commission want to revise the Code to allow the shade structures for a limited amount of time (the summer months) with, or without, conditions; define the type of structure that would be allowed and not allowed; or maintain their prohibition them all together? B. Gas Stations and Drive-Throughs There have been numerous articles in the press lately, regarding La Quinta allowing an unlimited number of gas stations and drive-throughs. Staff is requesting direction as to whether the Commission would like staff to draft a Zoning Code Amendment to limit the location or prohibit gas stations and/or drive-throughs all together.