1998 01 13 PCTit,/ 4
OF
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
January 13, 1998
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 98-001
Beginning Minute Motion 98-001
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for public hearing.
Please complete a "Request to Speak" form and limit your comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the meetings of December 23, 1997
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS:
A. Item ..................... TENTATIVE TRACT 28640
Applicant ................ Watson & Christiansen Engineering for TD Desert
Development
Location ................ East side of Washington Street, south of 4e Avenue within
Rancho La Quinta Country Club
Request ................. Approval and recommendation to the City Council of a
subdivision of land to create 77 single family lots and
miscellaneous lots on 22.97 acres
Action ................... Resolution 98-_
B. Item ...................... SITE DEVELOPMENT PERMIT 97-617
Applicant ............... La Quinta Golf Properties
Location ................ East side of Tom Fazio Lane north of Quarry Lane 232 feet
Request ................. Approval and recommendation to the City Council to construct
a 3,100 square foot recreation building, tennis court, swimming
pool/spa, and parking lot for use in conjunction with existing
Quarry clubhouse and golf course.
Action .................. Resolution 98- Resolution 98-
C. Item ..................... TENTATIVE TRACT 28719
Applicant .............. KSL Land Corporation
Location ............... On Baya and Cetrino, east of Mango, within the Citrus Country
Club
Request ................ Approval and recommendation to the City Council to subdivide
15.6+ acres into 58 single family residential and miscellaneous
lots in the Low Density Residential District Zone on land
previously subdivided by Tract 24889 and 24890-2
Action .................. Resolution 98-
VI. BUSINESS ITEMS:
A. Item ..................... SIGN APPLICATION 97-410
Applicant .............. Wells Fargo Bank (Quality Project Coordinating)
Location ............... 78-630 Highway 111, within the One Eleven La Quinta
Shopping Center
Request ................ Approval of a modified sign to the approved sign program for
a bank mini -branch located in Albertson's Supermarket
Action .................. Minute Motion 98-
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Discussion relative to sideyard setbacks at Rancho La Quinta.
IX. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A Regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, California
December 23, 1997
CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00 P.M. by
Chairman Butler who asked Commissioner Kirk to lead the flag salute.
B. Chairman Butler requested the roll call: Present: Commissioners Abels, Gardner,
Kirk, Seaton, Tyler, Woodard, and Chairman Butler.
C. Staff Present: Planning Manager Christine di Iorio, City Attorney Dawn Honeywell.
and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
A. Commissioner Tyler requested that Agenda Items D and E be reversed as Items C
and E were for the same applicant. It was moved and seconded by Commissioners
Tyler/Abels. Unanimously approved.
IV. CONSENT CALENDAR:
A. Chairman Butler asked if there were any corrections to the Minutes of November 12,
1997. Commissioner Tyler asked that Page 14, Item 34 be amended as follows:
".....but the living area is in the rear and designed to take their view.....". There being
no other changes, it was moved and seconded by Commissioners Tyler/Abels to
approve the minutes as corrected. Unanimously approved with Commissioner
Seaton abstaining.
B. Chairman Butler asked if there were any corrections to the Minutes of November 25,
1997. Commissioner Gardner asked that the minutes be amended to show who made
the motion to excuse the absent Commissioners. There being no other corrections,
it was moved and seconded by Commissioners Tyler/Gardner to approve the minutes
as corrected. Unanimously approved with Commissioners Abels, Seaton, and
Woodard abstaining.
PC 12-23-97
Planning Commission Meeting
December 23, 1997
C. Chairman Butler asked if there were any corrections to the Minutes of December 9,
1997. Commissioner Tyler asked that the minutes be amended on Page 4, Item 11
to read, "......is why they are requesting to keep the four foot bank on Winged
Foot...."; Page 7, Item 25, "....a low landscape area at the corner to solve the
problem.", "....KSL had agreed with the six foot wall, then maybe the City should
agree.", and Page 10, Item 5 "Vice Chairman Woodard asked Commissioner Tyler
if he thought the repetitiveness of the garage elevations.....". There being no other
corrections, it was moved and seconded by Commissioners Seaton/Tyler to approve
the minutes as corrected. Unanimously approved with Commissioner Kirk
abstaining.
D. Commissioner Abels asked why there is a discrepancy in the minutes when they
being taken and are on tape. Why are they having to take time to make the
corrections.
1. Chairman Butler stated he has read the minutes and in listening to the
motions as they are made at the meetings, and reading the minutes, he
believes that some of the comments that are made by the Commissioners, are
either not included in the final resolution or he is misunderstanding the
process. Commissioners have made changes and he is wondering if those
changes become a part of the final resolution that is passed on to the City
Council. Staff stated the minutes are action minutes, not verbatim.
Therefore, the action that is taken in regard to the changes to the conditions
and general conversation are recorded in the minutes. Chairman Butler
confirmed that the changes made by the Commission are recorded in the
resolution and conditions that are forwarded on to the City Council. Staff
noted that once the action has been taken by the Commission, staff amends
the resolutions/conditions before they are signed, filed, and sent to the City
Council.
V. PUBLIC HEARINGS:
A. Specific Plan 85-906 Amendment #2 and Conditional Use Permit 97-037, a request
of KSL Land Company for approval to allow the construction and operation of
interim polo/sports fields with lighting.
1. Chairman Butler noted that a request had been received from the applicant to
continue this item to January 27, 1998. It was moved and seconded by
Commissioner Abels/Tyler to continue the item to January 27, 1998.
Unanimously approved.
PC 12-23-97 2
Planning Commission Meeting
December 23, 1997
VI. BUSINESS ITEMS:
A. Sign Permit 97-411; a request of Century -Crowell Communities to approve one
permanent project identification sign for the Marbella Development pursuant to the
provisions of Chapter 9.160 (Signs) of the Zoning Code.
1. Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
2. Commissioner Gardner asked for clarification as to whether or not the sign
was freestanding. The report reads freestanding, but affixed to the wall.
Staff explained that the freestanding is the structure and that is the wall, and
this is the way it is identified in the Zoning Ordinance.
3. Commissioner Seaton stated the sign is 17 square feet and the sign
regulations allow up to 24 square feet; is there any problem with this sign in
regard to those regulations. Staff stated they were within the City's
regulations.
4. There being no further questions, it was moved and seconded by
Commissioner Abels/Kirk to adopt Minute Motion 97-017 approving Sign
Permit 97-411, as submitted.
5. Commissioner Tyler stated this sign is not located at the entrance to the tract,
but at the corner. Can the applicant, at some future time, asked for another
sign at the entrance; would this be allowed. Staff explained they are allowed
to have one sign per street frontage. However, this is a one-sided sign and is
identified in the sign regulations that they can have another sign at the
entryway. It would be an interpretation to be made by the Planning
Commission. They would be allowed to have one sign on the walls flanking
the entry. The applicant has chosen to have one, one-sided sign at the corner.
6. Chairman Butler asked if the lighting would come back to the Commission
for approval. Staff stated it was to be approved by staff as it is indirect
lighting permitted by the Code.
7. Commissioner Tyler asked if the applicant intended to use a material for the
letter that was more stable than the plastic proposed. Mr. Ed Knight, the
applicant stated this was what was recommended by their sign company.
8. Following the discussion, the motion was unanimously approved.
PC 12-23-97 3
Planning Commission Meeting
December 23, 1997
B. Site Development Permit 96-590; a request of Lapis Energy Organization for
approval of a revision to the design and materials to be used for the pump island
canopy and approval of a change for both the canopy and service station/mini-mart
building.
1. Chairman Butler noted that a request had been received from the applicant to
continue this item. It was moved and seconded by Commissioners
Abels/Kirk to continue this item to a future date.
9. Commissioner Tyler asked if there was any reason why this applicant
continues to request a change to this project. Staff stated they were unable
to answer the question. Commissioner Tyler stated that in his opinion, each
request degrades the project to the point of absurdity.
2. There being no other discussion, it was moved and seconded by
Commissioners Abels/Kirk to continue this matter to a later date.
Unanimously approved.
C. Street Name Change 97-009; a request of the City for consideration of a street name
change for a portion of Via Carmel to Carmel Circle within Rancho La Quinta, east
of the intersection of Mission Drive West of Via Carmel.
Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
2. Commissioner Tyler asked if Lots 33 and 34, in the islands, were buildable,
or is it to be a green space. Staff noted it was the potential, but one has been
designed as a pool lot. The rest have not been determined.
3. There being no further discussion, it was moved and seconded by
Commissioner Abels/Seaton to adopt Planning Commission Minute Motion
97-018, as requested. Unanimously approved.
D. Tract 27952; a request of TD Desert Development for approval of a new prototype
unit for construction within Rancho La Quinta.
1. Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
PC 12-23-97 4
Planning Commission Meeting
December 23, 1997
2. Commissioner Tyler asked if the buyer opts for the extra guest suit "E", are
the lots big enough that they can meet the building setbacks. Staff stated
there is an easement for each property on the side yard, similar to a zero lot
line.
3. Commissioner Woodard asked how they share the land. Who owns the
property. City Attorney Dawn Honeywell stated the easement gives certain
rights where normally one property owner owns the land and the adjoining
has an easement. She would have to read the easement to understand what
is allowed. Staff noted this is the practice that has been developed throughout
Rancho La Quinta.
4. Commissioner Woodard stated the Fire Marshal will normally not approve
this as there are no openings with the zero lot line for a wall. Therefore, the
property line goes against that one wall. Commissioner Kirk asked why the
Fire Marshal would care as there is access. Commissioner Woodard
explained that normally there is a five foot sideyard setback and a wall and
another five foot setback between the two houses. When you go to a zero
side yard, the Fire Marshal requires one of the two walls be fire protected as
there is only five feet between the two houses. Commissioner Woodard
asked that this item be agendized for the next Commission meeting.
5. There being no further discussion, it was moved and seconded by
Commissioner Tyler/Abels to adopt Minute Motion 97-019 approving the
new prototype for construction within Tract 27952, as recommended.
6. Commissioner Woodard stated he would like to go on record as stating that
Pekarek Crandell, Inc. is a very fine architectural firm and he appreciates
seeing such excellent plans submitted for Commission review. They are
excellent plans and architecture and he applauds the development and the
architecture.
7. There being no further discussion, the motion was approved unanimously.
E. Sign Permit 92-186. Amendment #1; a requested of Integrated Sign Associates for
Auto Club of Southern California for approval of a revision to the sign program for
east and west facing signs for the northeast corner of Highway 111 and Washington
Street.
l . Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
PC 12-23-97 5
Planning Commission Meeting
December 23, 1997
2. Commissioner Tyler asked if developer of the Center had any objections.
Staff noted that a letter had been received from Mr. Mike Shovlin stating his
approval.
3. Commissioner Abels asked if this was the same sign as the one on their
offices in West Covina. Mr. Jandt, the applicant representing the Auto Club,
stated it was not.
4. There being no further discussion, it was moved and seconded by
Commissioners Abels/Tyler to adopt Minute Motion 97-020 approving Sign
Permit 92-186, Amendment #1, as recommended. Unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONERS ITEMS:
A. Chairman Butler asked who would like to attend the Third Annual Planning
Commission Meeting in Rancho Cucamonga on Saturday, January 24, 1998.
Discussion followed regarding the conference. Those wishing to attend need to
contact staff as soon as possible.
B. Chairman Butler asked if anyone would like to attend the New Years Real Estate
Forecast put on by the UCLA Extension in January, 1998. If anyone wanted to
attend, they are to contact staff.
C. Commissioner Tyler gave a report of the City Council meeting of December 16,
1997.
D. Commissioner Seaton asked that the Department Report be included in the agenda
packet.
E. Chairman Butler asked what was to be on the Commission agenda for January 13,
1998, and was there a need to start the meeting at 3:00 p.m. instead of 7:00 p.m. to
allow time to discuss the items. Discussion followed between the Commission and
staff regarding alternatives to allow a study period whereby the Commissioners
would have an opportunity to discuss with staff and the applicant, any outstanding
issues relating to the project.
ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Gardner/Tyler to
adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning
Commission to be held on January 13, 1998, at 7:00 p.m. This meeting of the Planning Commission
was adjourned at 8:06 p.m. on December 23, 1997.
PC 12-23-97 6
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 13,1998
CASE NO.: TENTATIVE TRACT MAP 28640
REQUEST: APPROVAL AND RECOMMENDATION TO THE CITY
COUNCIL OF TENTATIVE TRACT MAP 28640 TO
SUBDIVIDE 22.97 ACRES INTO 70 RESIDENTIAL LOTS
AND OTHER AMENITY LOTS
APPLICANT: WATSON & CHRISTIANSEN ENGINEERING
PROPERTY OWNERS: T.D. DEVELOPMENT (TOM CULLINAN)
LOCATION: EAST SIDE OF WASHINGTON STREET, SOUTH OF
AVENUE 48 WITHIN RANCHO LA QUINTA COUNTRY
CLUB
ENVIRONMENTAL
CONSIDERATIONS: AN ADDENDUM ENVIRONMENTAL IMPACT REPORT (EIR)
HAS BEEN ADOPTED FOR SPECIFIC PLAN 84-004 OF
WHICH THIS TRACT IS A PART. THEREFORE, NO
FURTHER ENVIRONMENTAL DOCUMENTATION IS
NECESSARY.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER
ACRE) (LDR)
ZONING: LOW DENSITY RESIDENTIAL (RL)
SURROUNDING
LAND USES: NORTH:
EXISTING RANCHO LA QUINTA GOLF
COURSE
SOUTH:
PARC LA QUINTA (R-1)
EAST:
EXISTING RANCHO LA QUINTA GOLF
COURSE AND OTHER VACANT PROPERTY
WEST:
PARC LA QUINTA (R-1)
BACKGROUND:
In 1984, the City CouncV approved Specific Plan 84-004 and Environmental Impact
Report No. 90, under Resolution 84-77, which allows up to 1,500 houses with two
championship golf courses on approximately 682 acres. Since 1993, several
tentative tracts have been approved and recorded under SP 84-004; there are
currently 449 approved units with 255 single family and 30 "casita" units built.
M-filrUNFER •
The proposed subdivision is part of Phase II of the Specific Plan which designates
400 residential units on 85 acres. The 22.97 acres are located in the southwest
portion of Rancho La Quinta (in the center of Phase II of the Specific Plan) taking
access from Mission Drive West.
The tentative tract map proposes 70 single family lots, amenity/common lots, and
private streets lots (77 total lots). The amenity/common lots include: a recreational
area (Lot 72), a pool area (Lot 63), a common parking area ( Lot "C"). The single
family lots range in size from approximately 8,250 square feet to more than 25,000
square feet with lot widths ranging from 25 to 250 feet. Access to the tract will be
from a north/south private street (Mission Drive West) connecting Rancho La Quinta
Drive, the main access street.
The case was advertised in the Desert Sun newspaper on January 2,1998. All
property owners within 500-feet of the affected area were mailed a copy of the public
notice as required. No written comments have been received.
Public Agency Review
The tentative tract was sent out for comments to City Departments and affected
public agencies on October 21, 1997. Agency comments received have been made
a part of the Conditions of Approval.
Environmental Assessment
Final Environmental Impact Report No. 90 was amended in 1984 as part of Specific
Plan 84-004 (The Grove). Pursuant to the California Environmental Quality Act
(CEQA), no additional environmental consideration is required as this map is
consistent with Specific Plan 84-004, EIR No. 90.
STATEMENT OF ISSUES:
Issue 1 - General Plan/Specific Plan consistency
The 1992 General Plan designates this property as Low Density Residential (2-4
dwelling units per acre) with Golf Course surrounding the proposed subdivision. This
site is a portion of Phase II of the Specific Plan 84-004 allowing 400 residential units
on 85 acres. The density for this phase is 3.0 units per acre, which is consistent
with Condition 27 of the SP 84-004 which states: "The residential density is
established at a gross density of 2.2 dwelling units per acre with a net density not to
exceed six (6) dwelling units per acre." The proposed lot residential widths are not
consistent with the SP 84-004. A condition requires a Specific Plan Amendment
allowing residential lot widths less than 60 feet prior to recording the map.
Issue 2 - Tract Design/Improvements/Health and Safety
All single family lots are accessible by private streets. All interior streets are
consistent with Condition 15b of SP 84-004 that requires minor streets to be not less
than 32-feet wide. Several irregular lots and lots with less than a 60 foot width are
proposed.
Infrastructure improvements necessary for single family development are required for
this project including streets, water and sewer, power, and drainage. The
recommended Conditions of Approval require all necessary infrastructure
improvements. The recommended conditions will insure that all on -site work is
consistent with City standards and the requirements of local service agencies.
Electric services will be underground.
The applicant's request to subdivide 22.97 acres of land for 70 residential lots and
amenity lots are consistent with the General Plan, Specific Plan 84-004, and the
Subdivision Ordinance provided that the recommended Conditions of Approval are
met. A condition of approval requires the tentative map not be recorded until the
Rancho La Quinta Specific Plan Amendment has been is approved allowing lot widths
of less than 60 feet. Finding for approval, as noted in the attached resolution, can
be made.
RECOMMENDATION:
Adopt Planning Commission Resolution 98 recommending to the City Council
approval of Tentative Tract 28640 subject to the attached conditions.
Attachment:
1 . Location Map
2. Specific Plan Exhibit (The Grove)
3. Tentative Tract 28640 (reduced)
Prepared by:
Fred Baker, AICP
Principal Planner
Submitted by:
Christine di lorio
Planning Manager
PLANNING COMMISSION RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
TENTATIVE TRACT 28640 TO ALLOW A 70-LOT SINGLE
FAMILY RESIDENTIAL LAND SUBDIVISION AND
MISCELLANEOUS AMENITY LOTS ON APPROXIMATELY
22.97 ACRES
CASE NO.: TENTATIVE TRACT 28640
APPLICANT: WATSON & CHRISTIANSEN ENGINEERING
(RANCHO LA QUINTA)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13th day of January, 1998, hold a duly noticed Public Hearing and
recommended approval to the City Council, for a 22.97 acre site with 70 single family
lots and other amenity lots, generally on the east side of Washington Street, south
of Rancho La Quinta Drive, more particularly described as:
BEING A SUBDIVISION OF PORTIONS OF PARCELS 4 AND
5 OF PARCEL MAP 20469
WHEREAS, said tentative map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that an Environmental Assessment was conducted
for Specific Plan 84-004 (The Grove) in 1984, for the overall development of the
Rancho La Quinta deveDopment. Final Environmental Impact Report No. 90, as
amended, is still valid and binding on this development request. Therefore, no
additional environmental review is warranted; 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
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 28640:
A. The proposed map is consistent with the City of La Quinta General Plan and
any applicable specific plans.
The project is a Low Density Residential (LDR) District per the provisions of the
1992 General Plan Update; therefore, all provisions of Land Use Element
(Chapter 2) shall be met. Specific Plan 84-004 designates the site as
residential which permits single family dwellings. Tentative Tract 28640 is
consistent with the goals, policies and intent of the La Quinta General Plan and
Specific Plan 84-004 (The Grove) provided conditions contained herein are met
to ensure consistency with the General Plan, Specific Plan and mitigation of
environmental consequences pursuant to Final Environmental Impact Report
No. 90 (addendum).
RESOPCTT28640
Resolution 98-
6. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. All on -
site streets will be private (32-feet wide right-of-way) which is consistent with
Specific Plan 84-004. Access for the single family lots will be provided from
an internal north/south street planned under tentative tract map. The density
and design standards for the tract will comply with the Land Use Element of
the General Plan (Chapter 2) and the Specific Plan. Special conditions are
proposed to establish design criteria for the amenity lots .
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is physically suitable for the proposed land division. The
existing golf course, adjacent to the site, was built approximately four years
ago. Therefore, this project will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed as required by SP 84-004, EIR
No. 90 (Addendum), and PM 20469.
D. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements, and Specific Plan 84-004.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements.
WHEREAS, in the review of this tentative tract map, the Planning
Commission has considered the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
RFSOPCTT28640
Resolution 98-
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 reconfirm the conclusions of Final Environmental Impact
Report No. 90, as revised in 1984;
3. That it does recommend approval to the City Council of Tentative Tract Map
28640 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 City Planning Commission, held on this the 13`h day of January, 1998, 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
RFSOPCTT28640
CONDITIONS OF APPROVAL
PLANNING COMMISSION RESOLUTION 98-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 28640 - RANCHO LA QUINTA
JANUARY 13, 1998
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
2. Tentative Tract Map No. 28640 shall comply with the requirements and standards
of § § 66410-66499.58 of the California Government Code (the Subdivision Map
Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise
modified by the following conditions.
3. Prior to the issuance of a grading permit or building permit for construction of any
building or use contemplated by this approval, 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
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of
the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall include a copy of the application for the
Notice of Intent with grading plans submitted for plan checking. Prior to issuance
of a grading or site construction permit, the applicant shall submit a copy of the
proposed Storm Water Pollution Protection Plan for review by the Public Works
Department.
4. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
Printed January 9. 1998 Page 1 of
Mum 28640-coa
5. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, or
the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or parcel map or a waiver of parcel map. The conferral
shall include irrevocable offers to dedicate or grant easements to the City for
access to and maintenance, construction, and reconstruction of all essential
improvements which are located on privately -held lots or parcels.
6. Prior to approval of a final map, parcel map or grading plan and prior to issuance
of a grading permit, the applicant shall furnish proof of temporary or permanent
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.
7. 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.
8. The applicant shall dedicate 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.
9. Dedications required of this development consist of Lots A, B, C, & D (Private
Streets) - 33-foot right of way. Dedications shall include additional width as
necessary for features contained in the approved construction plans.
10. The applicant shall dedicate 10-foot public utility easements contiguous with and
along both sides of all private streets.
11. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
12. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless
such easements are approved by the City Engineer.
O
13. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices 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
14. Improvement plans submitted to the City for plan checking shall be submitted on
24" x 36" media in the categories of "Rough Grading," "Precise Grading,"
"Streets & Drainage," and "Landscaping." All plans except precise grading plans
shall have signature blocks for the City Engineer. Precise grading plans shall have
signature blocks for Community Development Director and the Building Official.
Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on
the street and drainage plans, the plans shall have an additional signature block
for the Coachella VaNey Water District (CVWD). The combined plans shall be
signed by CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and subdivision perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
15. 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.
16. When final plans are approved by the City, and prior to approval of the final map,
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 choices 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 including approved revisions to the plans.
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.
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P:\ttm 28640-coa
17. 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 agendization 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.
18. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract 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.
19. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, conditional use permits, etc.), off -site improvements and
development -wide 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 unless
a construction phasing plan is approved by the City Engineer.
20. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be constructed
by others (participatory improvements).
Participatory improvements for this development include:
A. Prior to agendization of any final map under this tentative map, the applicant
shall enter into an unsecured agreement to reimburse the City for the
applicant's share of the costs incurred in improvement of Avenue 48 from
Dune Palms Road to Jefferson Street including signals and other required
appurtenances. The agreement shall require reimbursement according to the
original phasing plan for the overall Rancho La Quinta development as may be
modified over time with the City's approval.
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P:\ttm 28640-coa
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
GRADING
21. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
22. 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. In accordance with said Chapter, 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.
23. The applicant shall comply with the City's flood protection ordinance.
24. The applicant shall furnish a thorough preliminary geological and soils engineering
report (the "soils report") with the grading plan.
25. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a
soils report has been prepared pursuant to Section 17953 of the Health and Safety
Code.
26. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of separate tracts and lots within
this development. Building pad elevations on contiguous lots shall not differ by
more than three feet except for lots within a tract, but not sharing common street
frontage, where the differential shall not exceed five feet. If compliance with this
requirement is impractical, the City will consider and may approve alternatives
which minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
27. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer or
surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be organized
by lot number and shall be listed cumulatively if submitted at different times.
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DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
28. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
29. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained within the Rancho La Quinta development unless
otherwise approved by the City Engineer. The tributary drainage area shall extend
to the centerline of adjacent public streets.
30. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
31. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
32. Nuisance water shall be retained on site unless otherwise approved by the Rancho
La Quinta Homeowners' Association. A trickling sand filter and leachfield of a
design approved by the City Engineer shall be installed to percolate nuisance
water. The sand filter and leach field shall be sized to percolate 22 gallons per
day per 1,000 square feet of drainage area.
33. If the applicant proposes drainage of stormwater from a design storm directly or
indirectly to public waterways, the applicant and, subsequently, the Homeowners'
Association if so arranged by the applicant, shall be responsible for any sampling
and testing of the development's effluent which may 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 the such discharge of the
development's stormwater or nuisance water. The tract CC & Rs shall reflect the
existence of this potential obligation.
34. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High -voltage power lines which the power
authority will not accept underground are exempt from this requirement.
35. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of the
City Engineer.
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36. The City is contemplating adoption of a major thoroughfare improvement program.
If the program is in effect 60 days prior to recordation of any final map or
issuance of a certificate of compliance for any waived final map, the development
or portions thereof may be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program,
the applicant shall be responsible for all street and traffic improvements required
herein.
37. The following minimum street improvements shall be constructed to conform with
the General Plan street type noted in parentheses:
A. PRIVATE STREETS AND CULS DE SAC
1) Residential - 32 feet wide, curbface to curbface
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.
38. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks,
and mailbox clusters approved in design and location by the U.S. Post Office and
the City Engineer. Mid -block street lighting is not required.
39. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City's standards and practices.
40. Improvement plans for all on- and off -site streets and access gates shall be
prepared by registered professional engineer(s) authorized to practice in the State
of California. Improvements shall be designed and constructed in accordance with
the LQMC, adopted Standard and Supplemental Drawings and Specifications, and
as approved by the City Engineer.
41. Street right of way geometry for culs de sac, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
42. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
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PAttm 28640-coa
43. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site -specific data
for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including complete
mix design lab results, for review and approval by the City. For mix designs over
six months old, the submittal shall include recent (no more than six months old at
the time proposed for construction) aggregate gradation test results to confirm
that the mix design gradations can be reproduced in production of the base or
paving material. Construction operations shall not be scheduled until mix designs
are approved.
44. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings have
improved access, including street and sidewalk improvements, traffic control
devices and street name signs, to publicly -maintained streets. If on -site streets
are initially constructed with only a portion of the full thickness of pavement, the
applicant shall complete the pavement when directed by the City but in any case
prior to final inspections of any of the final ten percent of homes within the tract.
45. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, common retention basins, and park facilities shall be prepared by a
licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by
the City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
46. 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.
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PAttm 28640-coa
47. 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 5-feet of curbs along public streets.
48. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
49. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
50. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are required
by the City to provide evidence that materials and their placement comply with
plans and specifications.
51. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
52. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words "Record Drawings," "As -Built" or "As -
Constructed clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant
shall revise the plan computer files previously submitted to the City to reflect the
as -constructed condition.
53. The applicant shall make provisions for continuous and perpetual maintenance of
all required improvements unless and until expressly released from said
responsibility by the City.
MINE_4010
54. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect
when the applicant makes application for plan checking and permits.
55. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2-1 /2" X 2-
1/2") shall be located at each street intersection spaced not more than 330 -feet
apart in any direction with no portion of any frontage more than 165-feet from a
fire hydrant. Minimum fire flow shall be 1000 g.p.m. for two hour duration at 20
psi.
56. Prior to recordation of the final map, applicant/developer shall furnish one blueline
copy of the water system plan to the Fire Department for review and approval.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans shall be signed/approved by a
registered civil engineer and the local water company with the following
certification: " I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department."
57. The required water system including fire hydrants shalt be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
58. A temporary water supply for fire protection may be allowed for the construction
of a model unit only. Plans for a temporary water system must be submitted to
the Fire Department for review prior to issuance of building permits.
59. Gates installed to restrict access shall be power operated and equipped with a fire
Department override consisting of Knox Key Operated switches, series KS-2P with
dust cover, mounted per recommended standard of the Knox Company.
Improvement plans for the entry street and gates shall be submitted to the Fire
Department for review/approval prior to installation.
MISCELLANEOUS
60. Swimming pool and related recreation area facilities on Lot 63 shall be installed
by issuance of 30`h building permit for this Tract, with plans for facilities approved
prior to issuance of first building permit for this Tract.
61. Restroom facilities shall be provided at the common pool and spa complex (Lot
63). Separate restroom facilities shall be accessible to the golf maintenance
workers and gardeners during their normal working hours as approved by the
Community Development Department.
62. Final map(s) shall not be approved or recorded with lot widths of less than 60 feet
until a Specific Plan amendment is approved permitting such lot widths.
63. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel in
its sole discretion.
Printed 1 /9/98, Page 10 of 1
PAttm 28640-coa
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PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 13, 1998
CASE NO.: SITE DEVELOPMENT PERMIT 97-617
APPLICANT/
PROPERTY
OWNER: LA QUINTA GOLF PROPERTIES
ARCHITECTS: MARSH & ASSOCIATES
REQUEST: ,APPROVAL TO A CONSTRUCT 3,100 SQUARE FOOT
RECREATION BUILDING, TENNIS COURT, SWIMMING
POOL/SPA AND PARKING LOT FOR USE IN CONJUNCTION
WITH QUARRY GOLF COURSE AND CLUBHOUSE
LOCATION: EAST SIDE OF TOM FAZIO LANE NORTH, 232 FEET
NORTH OF QUARRY LANE
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS COMPLETED ENVIRONMENTAL
ASSESSMENT #97-347. BASED UPON THIS
ASSESSMENT, THE PROJECT WILL NOT HAVE A
SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT;
THEREFORE, A MITIGATED NEGATIVE DECLARATION HAS
BEEN PREPARED.
GENERAL PLAN
DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, 2-4 D.U./ACRE)
ZONING: RL (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING/LAND USES: NORTH: PR (PARKS AND RECREATION) / LAKE CAHUILLA
ROAD AND PARK
SOUTH: RL (LOW DENSITY RESIDENTIAL) / VACANT
RESIDENTIAL LAND THAT IS PART OF COUNTRY CLUB
EAST: RL (LOW DENSITY RESIDENTIAL) / VACANT
RESIDENTIAL LAND THAT IS PART OF COUNTRY CLUB
p:\stan\pc rpt sdp 97-617 (2)
BACKGROUND:
WEST: RL (LOW DENSITY RESIDENTIAL) / CLUBHOUSE,
MAINTENANCE FACILITY AND VACANT RESIDENTIAL
LAND THAT IS PART OF COUNTRY CLUB
SITE BACKGROUND
The 2.2 acre site is vacant and is one of five parcels created by Parcel Map 28650,
which was approved at a Director's Hearing on November 24, 1997. The site is
relatively flat with a slight slope downward toward the north and contains some desert
plants. A six foot high masonry wall exists along the west boundary of the site.
PROJECT DESCRIPTION
The proposed recreation (spa) building will house a fitness room, men and women
locker rooms, sauna, four offices, and a conference room and be for the use of the
Quarry property owners. The recreation building will be located near the southeast
corner of the site with the swimming pool/spa immediately south, the unlit tennis court
to the north, and 56 parking spaces to the northwest. A small lake is shown east of
the building and pool area.
Vehicular access will be on the west side of the site from Tom Fazio Lane North across
from a entry into the clubhouse parking lot, and will provide access to the future
residential development to the south as well as to the 30 space parking lot for the
recreation building. To the north of this parking lot is a separate wall, enclosed 26
space parking lot with a separate access to Tom Fazio Lane North for the country club
employees.
The proposed one story, maximum 21 foot high building will utilize a series of multiple
level gable roofs with exposed rafters combined with parapet walls, and wood trellis'
supported by masonry columns. Clerestory windows in the center of the building give
the appearance of a second story feature. Exterior building materials consist of a five
color blend, two piece barrel roof tile, rough texture plaster wall finish in beige and tan,
and aspen dressed fieldstone for wall accents.
A conceptual landscaping plan has been submitted indicating tree, shrub, and ground
cover species, sizes, and locations. The plants shown are low water types with the
minimum tree sizes shown as 24" box size. Short bollard lights, matching those used
at the clubhouse will be used in the parking lot areas. Existing landscaping and the
masonry wall along Tom Fazio Lane North will be retained except at the two new
driveway locations. A six foot high masonry wall to match the existing wall to the
northeast, will be provided along the north which is adjacent to Lake Cahuilla Road.
Perimeter landscaping along Lake Cahuilla Road will be provided as required by Parcel
Map 28650 with development of this site.
p:\stan\pc rpt sdp 97-617 (2)
PUBLIC NOTICE
This request was advertised in the Desert Sun Newspaper on December 23, 1997, and
mailed to all property owners within the Quarry Country Club and within 500' of the
site. To date, no correspondence has been received.
PUBLIC AGENCY REVIEW
A copy of this request has been sent to all applicable public agencies and City
Departments. All written comments received are on file in the Community
Development Department. Applicable comments received have been included in the
recommended Conditions of Approval.
STATEMENT OF ISSUES:
The findings for approval of this Site Development Permit are as follows:
1. The project is consistent with the General Plan and Zoning Code in that the use
is permitted in the RL District and has been designed to comply with the
applicable RL District and development standards.
2. Environmental Assessment 97-347 has been prepared for this project and staff
has determined that no significant impacts will occur that cannot be mitigated.
Mitigation measures will be imposed as part of the project approval and a
Mitigated Negative Declaration is recommended for adoption.
3. The architectural design of the project including architectural style, scale,
building mass, materials, colors, details, roof style, is compatible and similar
with the clubhouse and other custom residences in the project.
4. The site design of the project including entries, circulation, screening, is
compatible with the surrounding project in that the design utilizes similar
features.
5. The landscape design of the submitted plan shows that the level of landscaping
will be equal to that which exists in the project. Future plans will refine the
design.
pAstan\pc rpt sdp 97-617 (2)
CONCLUSION:
The project is well designed and compatible with the surrounding development with
minor modifications.
RECOMMENDATION:
Adopt Planning Commission Resolution 98-_, certifying a Mitigated Negative
Declaration of Environmental Impact for Site Development Permit 97-617, subject to
the Mitigation Monitoring Plan.
Adopt Planning Commission Resolution 98- , approving Site Development Permit
97-617, subject to the above findings and recommended conditions.
Attachments:
1. Location Map
2. Plan Exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted by:
Christine di lorio, Pifinning Manager
pAstan\pc rpt sdp 97-617 (2)
PLANNING COMMISSION RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 97-617, SUBJECT TO
CONDITIONS, ALLOWING CONSTRUCTION OF A 3100
SQUARE FOOT RECREATION BUILDING AND RELATED
FACILITIES
CASE NO.: SITE DEVELOPMENT PERMIT 97-617
APPLICANT: LA QUINTA GOLF PROPERTIES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13" day of January, 1998, hold a duly noticed Public Hearing to consider
the request of La Quinta Golf Properties to allow construction of a 3100 square foot
recreation (spa) building tennis court, swimming pool/spa and parking lot for use in
conjunction with the Quarry Golf Course and Clubhouse in the RL District, located on
the east side of Tom Fazio Lane North, 232 feet north of Quarry Lane, more
particularly described as:
Parcel 1, Parcel Map 28650
WHEREAS, Environmental Assessment 97-347 has been prepared for this
project and Staff has determined that no significant impacts will occur that cannot be
mitigated and a Mitigated Negative Declaration is recommended for adoption; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said site development permit:
1. The project is consistent with the General Plan and Zoning Code in that the use
is permitted in the RL District and has .been designed to comply with the
applicable RL District and development standards.
2. Environmental Assessment 97-347 has been prepared for this project and staff
has determined that no significant impacts will occur that cannot be mitigated.
Mitigation measures will be imposed as part of the project approval and a
Mitigated Negative Declaration is recommended for adoption.
3. The architectural design of the project including architectural style, scale,
building mass, materials, colors, details, roof style, is compatible and similar
with the clubhouse and other custom residences in the project.
P:\STAN\pc res sdp 97-617.wpd
Planning Commission Resolution 98-
4. The site design of the project including entries, circulation, screening, is
compatible with the surrounding project in that the design utilizes similar
features.
5. The landscape design of the submitted plan shows that the level of landscaping
will be equal to that which exists in the project. Future plans will refine the
design.
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 97-617 for the reasons
set forth in this Resolution, subject to the conditions labeled Exhibit "A",
attached hereto;.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 131h day of January, 1998, 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:\STAN\pc res sdp 97-617.wpd
PLANNING COMMISSION RESOLUTION 98-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97-617
LA QUINTA GOLF PROPERTIES
JANUARY 13, 1998
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 97-617, unless otherwise amended by the
following conditions.
2. 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.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel at its sole discretion.
4. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
- 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 (per letter of October 27,1997 for PM
28650, on file in Community Development Department)
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of the proposed Storm Water Pollution Protection
Plan for review by the Public Works Department.
p:/pc con of app sdp 97-617
Planning Commission Resolution 98-
6. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
7. All applicable conditions of Parcel Map 28650, shall be met. No permits for this
project shall be issued until parcel map is recorded.
8. Exterior parking lot lighting shall to be low profile, down shining, and comply
with Municipal Code and match those used at clubhouse.
9. Trash enclosure shall be provided unless applicant can provide alternative to on -
site enclosure, to the satisfaction of the Community Development Department.
10. Tennis court shall not be night lit.
11. Additional trees (24" box size, 2" + caliper) shall be provided in island (1) and
along north property line of employees parking lot (3).
12. All requirements of Mitigation Monitoring Plan shall be met (on file in
Community Development Department).
FIRE DEPARTMENT
13. Provide or show there exists a water system capable of delivering 1500 gpm
for a two hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
14. The required fire flow shall be available from a Super hydrant(s) (6 x 4" x 2-
1 /2") located not less than 25 feet or more than 165 feet from any portion of
the building(s) as measured along approved vehicular travel ways.
15. The required fire flow may be adjusted at a later point in the permit process to
reflect changes in design, construction type, area separations, or built-in fire
protection measures such as a fully fire sprinklered building.
16. The applicant/developer shall be responsible to submit written certification from
the water company noting the location of the existing fire hydrant and that the
existing water system is capable of delivering 1500 gpm fire flow for a two
hour duration at 20 psi residual operating pressure. If a water system currently
p:/pc con of app sdp 97-617
Planning Commission Resoiution 98-_
does not exist, the applicant/developer shall be responsible to provide written
certification that financial arrangements have been made to provide them.
17. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
18. Prior to the issuance of a building permit, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
19. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
20. Fire apparatus access roads shall be provided when any portion of the facility
or any portion of an exterior wall of the first story of the building is located
more than 150 feet from fire apparatus access as measured by an approved
route around the exterior of the building or facility.
21. The roadway shall be not less than 24 feet of unobstructed width and 13 feet
6 inches of vertical clearance. Where parallel parking is allowed, the roadway
shall be 36 feet wide with parking on one side. Dead-end roads in excess of
150 feet shall be provided with a minimum 45 feet radius turn around (55 feet
in industrial developments). Fountains or garden islands placed in the middle of
these turn-arounds shall not exceed a 5 feet radius or 10 feet diameter. City
standards may be more restrictive.
22. Prior to final inspection of any building, the applicant shall prepare and submit
to the Fire Department for approval, a site plan designating required fire lanes
with appropriate lane painting and/or signs.
23. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
p:/pc con of app sdp 97-617
Planning Commission Resolution 98-_
24. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the
Key Switch, this form must be authorized and signed by this office for the
correctly coded system to be purchased.
25. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
26. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
27. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
MISCELLANEOUS
28. 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. In accordance with said Chapter, 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.
29. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development Department.
30. Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified archeological monitor. During grading activities, the project site shall
be monitored by the monitor. The monitor is authorized to temporarily divert or
stop equipment in order to investigate exposed cultural deposits.
Prior to issuance of Certificate of Occupancy, the project archeologist shall
submit a final report (two copies) to the Community Development Department.
The final report shall follow the report format contained in Preservation Planning
Bulletin No. 4 (a), December, 1989, (OHP). The final report shall be reviewed
by the Historic Preservation Commission for completeness and acceptability.
Acceptance of the final report by the Commission signifies completion of the
archeological mitigation program.
p:/pc con of app sdp 97-617
ATTACHMENT 1
5e4A,&vr-
a
NORTH
CASE No.
SITE DEVELOPMENT PERMIT 97-617
SCALE
LA QUINTA GOLF PROPERTIES I NTS
PH #C
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 13, 1998
CASE NO.: TENTATIVE TRACT 28719
APPLICANT: KSL LAND CORPORATION
ENGINEER: MDS CONSULTING
REQUEST: APPROVAL AND RECOMMENDATION TO THE CITY
COUNCIL TO SUBDIVIDE 15.6 -r ACRES INTO 58 SINGLE
FAMILY RESIDENTIAL AND MISCELLANEOUS LOTS IN THE
RL (LOW DENSITY RESIDENTIAL DISTRICT) ZONE ON
LAND PREVIOUSLY SUBDIVIDED BY TRACT 24889 AND
24890-2.
LOCATION: ON BAYA AND CETRINO, EAST OF MANGO, WITHIN THE
CITRUS COUNTRY CLUB.
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS TENTATIVE
TRACT MAP REQUEST HAS BEEN PREVIOUSLY
ASSESSED IN CONJUNCTION WITH SPECIFIC PLAN 85-
006, WHICH WAS CERTIFIED ON OCTOBER 15, 1985.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (SPECIFIC PLAN)
ZONING: LOW DENSITY RESIDENTIAL
BACKGROUND:
GENERAL
The property is located in the center of the Citrus Country Club, west of Jefferson
Street, north of 52th Avenue (Attachment 1). Tract 24890 subdivided the majority
C/pc rpt tt 28719
of this site for air space condominiums (five lots) in a duplex configuration providing
52 units with a swimming pool area. Many of the units previously approved were
proposed to be on condominium lots of approximately 55 feet wide. To date, the lots
and surrounding streets have been rough graded, with the golf course installed to the
north, east, and south.
PROJECT DESCRIPTION
This tentative tract map proposes 58 individual single family lots, varying in size from
7,425 to 12,815 square feet (average 8,413 square feet). The typical lot is 55 feet
wide and 135 or 140 feet deep. Two lots (9,353 and 83,712 square feet), including
the one previously indicated for a swimming pool area, are shown as landscape lots.
The 58 lots are planned to be developed with the approved Ryder Collection residences
which are detached single family residences ranging from 2,195 to 2472 square feet.
PUBLIC NOTICE
This tentative tract map request was advertised in the Desert Sun newspaper on
January 2, 1998. All property owners within the Citrus Country Club and within 500
feet of the country club were mailed a copy of the public hearing notice as required by
Municipal Code. To date, no comments from these owners has been received.
PUBLIC AGENCY REVIEW
Staff has sent a copy of the request out for comment from City Departments and
applicable public agencies. All written comments are on file with the Community
Development Department. Applicable comments have been included in the
recommended Conditions of Approval.
STATEMENT OF ISSUES:
The findings for approval of this map are as follows:
1. The proposed map and its design is consistent with the General Plan and
applicable Specific Plan in that the parcels are intended and designated
for Low Density Residential. The Specific Plan permits approximately
2245 total units, of which 564 are within the Citrus area. The addition
of five units within the Citrus area is acceptable since the balance of the
2245 units have not yet been mapped. The development of the lots will
comply with applicable development standards such as setbacks (20 foot
rear yard), height restrictions, etc.
2. The design of the subdivision or proposed improvements are not likely to
cause environmental damage, or substantially and avoidably injure fish or
C/pc rpt tt 28719
wildlife, or cause serious public health problems, since the project is
primarily surrounded by development or other urban improvements and
mitigation is required by the previous Environmental Impact Report.
3. The design of the proposed map will not conflict with easements
acquired by the public at large, for access through, or use of, property
within the proposed map since none presently exist and easement
needed for the future development will be provided.
The Specific Plan for this project does not specify a minimum lot width for lots to be
developed with detached single family residences. Therefore, it is subject to the
Zoning Code requirement of 60 feet. A Specific Plan Amendment, which will include
a provision to allow 55 foot wide lots, will be filed in the near future. Staff
recommends that a condition be imposed to allow Tentative Tract Map approval with
the provision that the Final Map not be recorded until the Specific Plan amendment is
approved.
CONCLUSION:
The findings for approval of this tentative tract map can be made and therefore, this
map is acceptable.
RECOMMENDATION:
Adopt Planning Commission Resolution 98-_, recommending to the City Council,
approval of Tentative Tract 28719, subject to the attached conditions.
Prepared by:
STAN B. SAWA, Principal Planner
Submitted by:
CHRISTINE DI IORIOy Planning Manager
Attachments:
1. Location Map
2. Tentative Tract exhibit
C/pc rpt tt 28719
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CASE No. TENTATIVE TRACT 28719
KSL LAND CORP.
ATTACHMENT
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NORTH
SCALE:
NTS
PLANNING COMMISSION RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF TENTATIVE
TRACT MAP 28719 TO ALLOW A 58-LOT SINGLE
FAMILY RESIDENTIAL SUBDIVISION ON
APPROXIMATELY 15.6 + ACRES
CASE NO.: TT 28719
APPLICANT: KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13th day of January, 1998, hold a duly noticed Public Hearing to consider
the request of KSL Land Corporation for approval of a tentative tract map to create 58
single family lots on 15.6 + acres in the RL zone located on Baya and Cetrino, east of
Mango in the Citrus Country Club, more particularly described as:
Lots 6-11, portions of Lot "A", Amending Tract 28490-2 and Lot
"AS", Tract 24889
WHEREAS, said tentative map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63). The La Quinta Community Development Department has
determined that this tentative tract map request has been previously assessed in
conjunction with Specific Plan 85-006, which was certified on October 15, 1985; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following Mandatory Findings of approval to justify
a recommendation for approval of said Tentative Tract Map 28719:
1. The proposed map and its design is consistent with the General Plan and
applicable Specific Plan in that the parcels are intended and designated for Low
Density Residential. The Specific Plan permits approximately 2245 total units,
of which 564 are within the Citrus area. The addition of five units within the
Citrus area is acceptable since the balance of the 2245 units have not yet been
mapped. The development of the lots will comply with applicable development
standards such as setbacks (20 foot rear yard), height restrictions, etc.
2. The design of the subdivision or proposed improvements are not likely to cause
environmental damage or substantially and avoidably injure fish, or wildlife, or
cause serious public health problems since the project is primarily surrounded
by development, or other urban improvements, and mitigation is required by the
previous Environmental Impact Report.
C:\pc res tt 28719
Resolution 98-
3. The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
Map since none presently exist and the easement needed for the future
development will be provided.
WHEREAS, in the review of this tentative tract map, the Planning
Commission has considered, the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources;
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 approval of Tentative Tract Map 28719 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 13th day of January 1998, 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
C:\pc res tt 28719
PLANNING COMMISSION RESOLUTION 98-
CONDITIONS OF APPROVAL- RECOMMENDED
TENTATIVE TRACT MAP 28719
KSL LAND CORPORATION
JANUARY 13, 1998
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. This Tentative Tract Map shall comply with all requirements and standards of
the Municipal Code and Subdivision Ordinance requirements , unless otherwise
modified herein by the following conditions. This map shall expire two years
after approval by the City Council unless extended pursuant to the provisions
of the Subdivision Ordinance.
3. Tentative Tract Map No. 28719 shall comply with the requirements and
standards of § § 66410-66499.58 of the California Government Code (the
Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC)
unless otherwise modified by the following conditions.
4. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, 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
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
c:\pc cond of app tt 28719
Planning Commission Resolution 98-
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 include a copy of the application for the
Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a
copy of the proposed Storm Water Pollution Protection Plan for review by the
Public Works Department.
5. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
PROPERTY RIGHTS
6. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or parcel map or a waiver of parcel
map. The conferral shall include irrevocable offers to dedicate or grant
easements to the City for access to and maintenance, construction, and
reconstruction of all essential improvements which are located on privately -held
lots or parcels.
7. Prior to approval of a final map, parcel map or grading plan and prior to issuance
of a grading permit, the applicant shall furnish proof of temporary or permanent
easements or written permission, as appropriate, for grading, drainage, retaining
wall construction, permanent slopes, or other encroachments on property
outside this Tract.
8. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties or
facilities 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.
9. The applicant shall dedicate 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.
c:\pc cond of app tt 28719
Planning Commission Resolution 98-_
10. Private street dedications required of this development include:
A. Lot "C" - Baya, Cetrino, and Mango - 37 feet
1 1. The applicant shall dedicate 10-foot public utility easements contiguous with
and along both sides of all private streets.
12. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
13. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
FINAL MANS)
14. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices 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
15. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of "Rough Grading," "Precise Grading,"
"Streets & Drainage," and "Landscaping." All plans except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans
shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
c:\pc cond of app tt 28719
Planning Commission Resolution 98-_
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
16. 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.
17. When final plans are approved by the City, and prior to approval of the final
map, 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 choices 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 including approved revisions to the plans.
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
18. 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 agendization 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.
19. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
c:\pc cond of app tt 28719
Planning Commission Resolution 98-
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract 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.
20. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, conditional use permits, etc.), off -site improvements and
development -wide 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
unless a construction phasing plan is approved by the City Engineer.
GRADING
21. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The Cand shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
22. 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. In accordance with said Chapter, 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.
23. The applicant shall comply with the City's flood protection ordinance.
24. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
25. A grading plan shall be prepared by a registered civil engineer and must meet
the approval of the City Engineer prior to issuance of a grading permit. The
grading plan shall conform with the recommendations of the soils report and
shall be certified as adequate by a soils engineer or an engineering geologist.
c:\pc cond of app tt 28719
Planning Commission Resolution 98-_
A statement shall appear on the final map(s), if any are required of this
development, that a soils report has been prepared pursuant to Section 17953
of the Health and Safety Code.
26. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts and lots
within this development. Building pad elevations on contiguous lots shall not
differ by more than three feet except for lots within a tract, but not sharing
common street frontage, where the differential shall not exceed five feet. If
compliance with this requirement is impractical, the City will consider and may
approve alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
27. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be
organized by lot number and shall be listed cumulatively if submitted at different
times.
DRAINAGE
28. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained in accordance with the approved hydrology
study and drainage plan for the Citrus development, Tentative Tract No. 24890.
UTILITIES
29. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
30. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map or issuance of a certificate of compliance for any waived final map, the
development or portions thereof may be subject to the provisions of the
ordinance.
c:\pc cond of app tt 28719
Planning Commission Resolution 98-
If this development is not subject to a major thoroughfare improvement
program, the applicant shall be responsible for all street and traffic
improvements required herein.
31. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
a. PRIVATE STREETS AND CULS DE SAC
i. Residential - 36 feet wide if double loaded (building lots on both
sides), 32 feet if single loaded.
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.
32. Improvements shall include all appurtenances such as traffic signs,
channelization markings and devices, raised medians if required, street name
signs, sidewalks, and mailbox clusters approved in design and location by the
U.S. Post Office and the City Engineer. Mid -block street lighting is not required.
33. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City`s standards and practices.
34. Improvement plans for all on- and off -site streets and access gates shall be
prepared by registered professional engineer(s) authorized to practice in the
State of California. Improvements shall be designed and constructed in
accordance with the LQMC, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
35. Street right of way geometry for culs de sac, knuckle turns and corner
cut -backs shall conform with Riverside County Standard Drawings #800, #801,
and #805 respectively unless otherwise approved by the City Engineer.
36. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
c:\pc cond of app tt 28719
Planning Commission Resolution 98-
37. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site -specific
data for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
38. Prior to occupancy of any homes or other permanent buildings within this Tract,
the applicant or others shall install all street and sidewalk improvements, traffic
control devices and street name signs giving access from public streets (Avenue
52 and/or Jefferson Street) to those buildings. This requirement may include
completion of access route(s) across other property and through other portions
of Tentative Tract 24890. If on -site streets are initially constructed with only
a portion of the full thickness of pavement, the applicant shall complete the
pavement when directed by the City but in any case prior to final inspections
of any of the final ten percent of homes within the Tract.
LANDSCAPING
39. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, common retention basins, and park facilities shall be prepared by a
licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community
Development Department. Landscape and irrigation construction plans shall be
c:\pc cond of app tt 28719
Planning Commission Reso ution 98-
submitted to the Public Works Department for review and approval by the City
Engineer. The plans are not approved for construction until they have been
approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
40. 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.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
42. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
43. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
44. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications.
45. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
46. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words "Record Drawings,"
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
MAINTENANCE
47. The applicant shall make provisions for continuous maintenance of all required
improvements.
c:\pc cond of app tt 28719
Planning Commission Resolution 98
FEES AND DEPOSITS
48. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
MISCELLANEOUS
49. Swimming pool and related recreation area facilities on Lot "A" shall be installed
by issuance of 30t' building permit for this Tract, with plans for facilities
approved prior to issuance of first building permit for this Tract.
Restroom facilities shall be provided at the common pool and spa complex.
Separate restroom facilities shall be accessible to the golf course and H.O.A.
workers and gardeners during their normal working hours, as approved by the
Community Development Department.
50. Final map(s) shall not be approved or recorded with lot widths of less than 60
feet until a Specific Plan amendment is approved permitting such lot widths.
51. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
c:\pc cond of app tt 28719
BI #A
DATE:
CASE NO.:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
BACKGROUND:
PLANNING COMMISSION
STAFF REPORT
January 13, 1998
Sign Application 97-410
Wells Fargo Bank (Quality Project Coordinating)
Albertsons Supermarket
Approval of a modified sign to an approved sign program
for a bank mini -branch located in Albertson's Supermarket.
78-630 Highway 111 in the 111 La Quinta Shopping Center
The La Quinta Community Development Department has
determined this sign application is categorically exempt
pursuant to Section 15311, Class 11, of the guidelines for
implementation of the California Environmental Quality Act.
M/RC (Mixed Regional Commercial)
CR (Regional Commercial)
Wells Fargo Bank has a mini -branch (28'-2" by 14') in the Albertson's Supermarket in
the 111 La Quinta Shopping Center. Presently, there is a 27 square foot (1.5' by 18')
internally illuminated channel letter sign reading "WELLS FARGO" on the exterior of
Albertsons that was approved by the Planning Commission on March 25, 1997. At
that time, Wells Fargo Bank was denied their requested can sign reading "WELLS
FARGO" with their stagecoach logo. The existing sign was determined by the
Planning Commission to be the acceptable sign (Attachment 1).
SIGN REQUEST:
The applicants wish to replace the sign on the outside of the supermarket with an
internally illuminated can sign 2'3" high by 13' 10 1 /2" long and 12" deep (31.2
square feet ) in the same location. The submitted elevation plan of the front of the
market shows the location of the proposed sign in the same location. This sign is the
same as their original request in March, 1997, (Attachment 2).
cApc rpt sa 97-410 (2)
The proposed sign reads "Wells Fargo" with their "stagecoach" logo on the right side.
Three -fourth of the sign face background on the left will be red, with the balance
black. "Wells Fargo" will be gold in color with the logo white.
STATEMENT OF THE ISSUES:
Issue 1 - Consistency
The previous Planning Commission approval permitted individual channel letters, 1.5
feet in height and 21 feet in length (31.5 square feet) with no logo. In order to
maintain proper letter proportion, the sign installed is 1.5 feet in height and 18 feet
in length (27 square feet). The proposed can sign is 2.25 feet high and 13.87 feet in
length (31.2 square feet).
As we previously noted in March, 1997, no cabinet signs have been approved for in -
line minor tenants. For in -line minor tenants, such as Wells Fargo, block style
individual illuminated channel letters with an optional logo is permitted under the sign
program. Letter height allowed is 24", with the length allowed to be a maximum of
75% of the leasehold width, with a maximum 50 square feet of sign area.
National or regional tenants are permitted to use corporate or their standard signs with
approval. To date, several tenants have done this. However, none have been
allowed to use cabinet signs. The channel letter sign should be maintained for design
continuity.
RECOMMENDATION:
Adopt Minute Motion 98 denying the requested modification.
Attachments:
1. Planning Commission minutes for the meeting of March 25, 1997, for SA 97-
375
2. Sign exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted by:
Christine di lorio, Planning Manager
c:\pc rpt sa 97-410 (2)
Plannma Commission titcetine
March 25. 1997
VI. BUSINESS ITE'N,1S:
Comm\sioner Tyler withdrew due to a possible conflict of interest as he is a member of the Soap
Box Derby, Committee.
A. Z.EMPORARY i'SE PERMIT 97-137; a request of the Greater Coachella Valley
Soap Box Derby for approval of a one day Soap Box Derby Race and sign program
to be held on April 5, 1997.
1. Chairman Abels asked for the staff report. Planning Manager Christine di
Iorio presented the information contained in the staff report, a copy of which
is on file in the Community Development Department.
Chairman Abels asked if there were any questions of staff. There being no
questions, Chairman Abels asked if the applicant would like to address the
Commission.
3. Ms. Lucia Moran, applicant, showed a sample of the directional sign of the
event and gave a review of the contest.
4. Commissioner Woodard asked if the cars are all bought from the same place.
Ms. Moran explained that the kits must be bought from the franchise which
governs the cars restrictions.
5. There being no further comment it was moved and seconded by
Commissioners Gardner/Butler to adopt Minute Motion 97-002 approving
Temporary Use Permit 97-137. subject to the findings and Conditions of
Approval. Unanimously approved.
Commissioner'Fvler rejoined the meeting.
B. N A PLIC TI 97-375; a request of Wells Fargo Bank for approval of a new
7tAlbertson's
and deviation to the approved sign program for the bank mini -branch located in
Supermarket.
1. Chairman Abels asked for the staff report. Principal Planner Stan Sawa
presented the information contained in the staff report. a copy of which is on
file in the Community Development Department.
PC3-25-97
Planning Commission Meeting
:March 25. 1997
1 Chairman Abels asked if there were any questions of staff.
3. Commissioner Woodard asked if the other signs in the area were individually
mounted letters. Principal Planner Stan Sawa stated staff was requiring
individual letters for compatibility with the remainder of the shopping center.
4. Commissioner Woodard asked staff to clarify Attachment 1. Staff stated it
was the floor plan for the mini -branch.
5. Commissioner Butler asked if the individual letters were used, would they
still be able to use the stagecoach logo. Staff suggested that be answered by
the applicant.
6. Commissioner Gardner stated that Von's Shopping Center has the Wells
Fargo mini -branch without any signs. Why is a sign needed here? Staff
stated it is up to the Commission to determine the need for a sign. The mini -
branch located within the Von's store is small with an ATM machine on -site.
This site is planned to be a manned site with an office and counter.
7. Commissioner Tyler asked if this was taking the place of the branch office
located at Washington Street and Fred Waring Drive which is closing.
8. Mr. George Hellerich, sign company representing Wells Fargo, stated their
problem with the staff s recommendation. If they go with 8-inch letters the
sign would be 18' feet long and staff's recommendation is to keep the 13-foot
length. The City's 75% Rule would allow 21 linear feet. If they are allowed
the 21-feet, they could go with 18-inch letters. They do not use the
stagecoach with the individual letters. If they use 15-inch letters the sign
would be 15 feet.
9. Commissioner Woodard asked the height of the Albertson's sign. Staff
stated they were four to five feet high. If the applicant was willing to have
letters as small as on the cabinet sign, they could leave the letter size the same
as shown, and make then individually illuminated letters. Discussion
followed regarding the sign size.
10. Commissioner Woodard stated he would prefer the 15-inch individual letters.
11. Commissioners Tv_ ler and Newkirk stated they would prefer the 18-inch
letters.
PC3-25-97 9
Plammne Commission Meetine
March 25. 1997
12. Commissioner Gardner stated they had denied the Pharmacy and other signs
and now allowing the Wells Fargo sign. Staff stated the signs had been
denied because it was determined that signs displayed the products that were
sold there. If a sign was requested to distinguish another business within the
store. is would be allowed. When McDonalds went into WalMart a sign was
approved by the Commission.
13. Commissioner Butler stated he had no objection to the sign but was uncertain
as to whether the 15 or 18-inch should be required.
14. Commissioner Woodard stated he shared the concern raised by
Commissioner Gardner, as he would assume that as food is sold, signs would
not be needed to identify the products. However, he would not assume that
a bank would be inside. He would therefore approve of the sign and would
go along with the 18-inch letters.
15. There being no further comment it was moved and seconded by
Commissioners Tyler/Newkirk to adopt Minute Motion 97-003 approving
Sign Application 97-375, subject to the findings and Conditions of Approval
as recommended by staff and as modified:
a. Individual letters be 18-inch in height and 21-feet in length, with the
stagecoach logo being deleted; and
b.
Unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONERS ITEMS.
A. Commissioner Woodard stated that while attending the League of California Cities
Conference he had spoken with several of those attending regarding study sessions
and each time he was informed that they were holding study session. He would
therefore, like to see the City's policy regarding study sessions be reinstated.
Chairman Abels stated that a discussion would need to be held with the City Attorney
to explain what the other cities are doing regarding study sessions. Community
PC3-25-97 10
Titit 4 4 Qu&rcu
MEMORANDUM
TO: Jerry Herman, Community Development Director
FROM: Mark Weiss, Assistant City Manager
DATE: December 19, 1997
RE: Request by Cultural Commission to present the Draft Cultural Plan to the
Planning Commission
The Cultural Commission has been working on the development of a Cultural Plan for
the City of La Quinta to help guide its cultural development and endeavors. This
project was approved by the City Council as a part of the Work Plan of the Cultural
Commission.
The Cultural Commission has conducted several Valley wide conferences and
community workshops to collect information/input from the community and
surrounding areas. The Cultural Plan has now been developed sufficiently to take it
to the next level - a more formalized review by the community's cultural
organizations. Being one of those organizations, the Planning Commission is being
asked to review the Cultural Plan and provide feedback for the continuing
development of the Plan.
Chairperson Kathryn B. Hull and Commissioner John Detlie of the Cultural Commission
would like to present the plan to the Planning Commission at the January 13, 1998
Planning Commission meeting. A copy of the plan is attached for your use.
On behalf of the Cultural Commission, thank you for your consideration and important
feedback/input on the Cultural Plan.
T4'vl 4 4 Q"
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JANUARY 9, 1998
SUBJECT: 3RD ANNUAL PLANNING COMMISSIONERS FORUM
This is the last opportunity we will have to make arrangements for anyone to attend the above -noted
conference. To date, Commissioner Tyler is the only one who will be attending. If anyone else is
planning on attending, please notify staff immediately. Thank you.
25 November, 1997
3rd Annual Planning Commissioners Forum
Dear Planning Director:
�i tiiv5ti'Ci are `oples o; Gut f jy& t1N/coming Paanni71g Commissioners
s
Forum. Please help us get the word out about the program by distributing
the enclosed flyers and highlighting their importance. This is an excellence
program for planning commissioners, design review boards, city council
members, and all levels of planning staff.
Please note the following facts:
• The cost of sending your staff or decision -makers to a League meeting or
APA Conference is substantial. Our cost is only $50.00 per person.
• Our program is or a Saturday and therefore, will not conflict with work.
• 70 people were involved in last year's program, including, speakers and
volunteers. 40 evaluation forms were returned from the program, and a
of them praised the speakers and the written materials provided. .
• Each participant will receive a 3-ring binder filled with information from
each speaker, as well as other materials obtained from various sources,
such as the recent APA Conference in Monterey.
event- ���� c r N1i - !o a �!�, Section, d is ? ,:. F; ri.
Th��.�s..,t"? el�c.r� �N..n.,o � d '.� �'c�.: c.l.Ar. , �`;_i�r. an ... a m_,.c �r_
raiser for Section activities. Please support our program by helping us "get
the word out."
Sincerely,
Morrissey AICP
Director
Inland Empire Section, California Chapter American Planning Association
The Inland Empire Section of the American Planning
Association is pleased to present
L The 3rd Annu.al
Planning Commissioners Forum
Saturday, 24 January 1998
Rancho Cucamonga City Hall
This program has been extremely successful in improving the understanding of
planning commissioners and city staff in their roles as practitioners and
decision -makers. Last year over 70 planners and public officials from around
the Inland Empire attended our program. Last year's participants
overwhelmingly approved of the program and issues discussed.
Do not be left out of this year's program!
Who should attend?
Planning Commissioners and all other
Public Officials. Regardless of your level
of experience it is important to continually
update your planning and decision -making
skills. The program is focused towards
those individuals responsible taking action
on development and planning related
projects, such as planning commissioners,
city council members, and design review
board members.
Planning StaA- In order for the planning
process to work effectively both decision -
makers and practitioners must work
together. Staff planners can also take this
opportunity to informally interact with
their commissioners and other board
members to understand their concerns. In
addition,'the program provides an
excellent opportunity to help intorm
planning staff of important design and
development issues affecting land use
today. . .
Program Schedule
This year's program will have the
following topics:
• Planning Commissioners Tek it
Like It Is. Commissioners from
Inland Empire Cities will discuss their
experience and provide helpful hints
on being a better decision -maker.