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1998 07 28 PCOF PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California July 28, 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 98-055 Beginning Minute Motion 98-006 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 for July 14, 1998 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: rV B. C. Case ........................ SITE DEVELOPMENT PERMIT 98-626 Applicant .................. Real Property Associates Location ................... Northwest corner of Highway 111 and La Quinta Drive (Simon Drive) within the One Eleven La Quints Shopping Center Request .................... Approval to construct a 5,500 square foot commercial building on 30,850 square foot site in the Regional Commercial Zone Action ..................... Resolution 98- Case ..................... SITE DEVELOPMENT PERMIT 98-623 Applicant ................ Kerr Project Services and Hall & Foreman, Incorporated Location ................. On the north side of Highway 111 approximately 740 feet west of Jefferson Street within the Jefferson Plaza Shopping Center Request ................... Approval to construct an International House of Pancakes Restaurant on 1.21 acres in the Regional Commercial Zone Action ................... Resolution 98- Case ..................... ENVIRONMENTAL ASSESSMENT 98-360 AND TENTATIVE TRACT 28867 Applicant ............... Winchester Development Company, L.L.C. Location ................ Del Gato Drive, Masters Circle, Claret Cove, and Latrobe Lane, within The Tradition Club, southeast of 5T' Avenue and Avenida Bermudas Request ................. Recommendation for Certification of a Mitigated Negative Declaration of Environmental Impact and approval to reconfigure residential lots in Phase II and III of Tract 28470 to create 32 additional residential lots Action ................... Resolution 98- and Resolution 98- Case ..................... ENVIRONMENTAL ASSESSMENT 98-359, SPECIFIC PLAN 98-032, AND CONDITIONAL USE PERMIT 98-040 THE RETREAT AT THE QUARRY Applicant ............... La Quints Golf Properties Location ................ Northeast corner of Tom Fazio Lane North and Quarry lane within The Quarry Request ................. Recommendation for Certification of a Mitigated Negative Declaration of Environmental Impact and approval to allow 28 resort residential units and recreation building with swimming pool, spa, and tennis court (SDP 97-617) and approval of a conditional use permit to allow construction of the 28 resort residential units Action ................... Resolution 98-_, Resolution 98-_, and Resolution 98- PC/AGENDA E. Case ..................... TENTATIVE TRACT MAP 28738 Applicant ............... KSL Land Corporation Location ................ Southwest corner of Southern Hills and future Winged Foot within PGA West Request ................. Recommendation for approval of a 22 single family and other miscellaneous lot subdivision on 8.27 acres Action ................... Resolution 98- VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of July 21, 1998. B. Discussion of General Plan Update Joint Public Meetings. IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 14, 1998 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:10 P.M. by Chairman Butler who asked Commissioner Abels to lead the flag salute. B. Chairman Butler requested the roll call: Present: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler. C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, Associate Planner Leslie Mouriquand, and Executive Secretary Betty Sawyer. D. Election of Chair: Nominations were opened for Chair. It was moved and seconded by Commissioners Butler/Abels to nominate Robert Tyler as Chair and Tom Kirk as Vice Chair. As there were no other nominations, the nominations were closed. Commissioner Tyler was elected Chair and Commissioner Kirk was elected Vice Chair unanimously. Chairman Tyler assumed the meeting. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: A. Chairman Tyler asked if there were any changes to the Minutes of June 23, 1998. There being no corrections, it was moved and seconded by Commissioners Abels/Kirk to approve the minutes as submitted. Unanimously approved. B. Department Report: None V. PUBLIC HEARINGS: A. Environmental Assessment 98-358 General Plan Amendment 98-058 and Zone Change 98-087; a request of H. A. Andersen for Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-358; CAMy Documents\WPDOCS\PC7-14-98.wpd 1 Planning Commission Meeting June 23, 1998 recommendation for approval of a General Plan Amendment from Low Density Residential to Neighborhood Commercial; and recommendation for approval of a change of zone from Low Density Residential to Neighborhood Commercial for the property located south of the Southwest corner of Jefferson Street and Fred Waring Drive. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Kirk questioned staff about the letter from the City of Indio regarding their request to have joint meetings and the time it took to receive the letter. Community Development Director Jerry Herman stated the City had notified the City of Indio that staff would be willing to have joint meetings, but no further correspondence had been received from the City of Indio. 3. Commissioner Kirk asked if ten acres was the standard designation for Neighborhood Commercial zoning. Principal Planner Fred Baker stated it was in the ten to 20 acre range. Commissioner Kirk questioned the letter from US Homes in regards to the proposed new ten acres onto Fred Waring Drive. Staff stated the applicant had requested the new ten acres on Fred Waring and since the adjoining residential tract intended to build out their access into this tract, an entrance off Fred Waring Drive may pose a difficult circulation pattern. 4. Commissioner Butler verified the applicant was only requesting an additional ten acres. Staff stated this was correct. Commissioner Butler asked what the property across the street, in the City of Indio, was zoned. Staff stated it was zoned commercial. Commissioner Butler asked if staff knew why the City of Indio, or US Homes had not been notified when this property was originally designated as Neighborhood Commercial. Community Development Director Jerry Herman stated the original ten acres site was designated Neighborhood Commercial during the 1992 General Plan Update and US Homes was not built until after the property had been zoned and they have their own corner designed as Neighborhood Commercial. 5. Commissioner Robbins asked what portions of the US Homes project was designated as Neighborhood Commercial. Community Development Director Jerry Herman stated it was the strip of land fronting along Jefferson Street. The area designated as Neighborhood Commercial along Jefferson Street in La Quinta's would be longer. CAMy Documents\WPDOCS\PC7-14-98.wpd 2 Planning Commission Meeting June 23, 1998 6. Commissioner Butler asked if the City of La Quinta was the lead agency for the development of Jefferson Street along with Riverside County. Community Development Director Jerry Herman stated it was. 7. Chairman Tyler asked if the applicant would like to address the Commission. Ms. Nelda Beyha, speaking on behalf of the applicant, stated the additional ten acres was needed for the developer to construct the project as designed. 8. Mr. Andy Langford, 44-245 Golden Rod Circle, stated they moved to their neighborhood to be away from the commercial. They have no problem going to the commercial sites that now contain shopping centers. It was his opinion that development of a commercial area in this vicinity would downgrade the area. As it is with the existing area zoned for commercial it will propagate the development of the area with additional commercial development. 9. Commissioner Kirk asked if Mr. Langford knew the corner was already zoned for Neighborhood Commercial. Mr. Langford stated he was aware of it and he had no objection to the ten acre corner piece, but if he had known of the expansion he would not have bought where he did. 10. There being no further public participation, Chairman Tyler closed the public hearing and opened the case for Commission discussion. 11. Commissioner Robbins asked what the northwest side of Fred Waring Drive and Washington Street was zoned. Community Development Director Jerry Heenan stated the land was within the County of Riverside and zoned residential. 12. Commissioner Butler asked if the northeast corner of Jefferson Street in the City of Indio was zoned Commercial. Community Development Director Jerry Herman stated it was the southeast corner that was zoned commercial. 13. Commissioner Kirk stated he was concerned about the proliferation of commercial uses. On the other hand, the increase of ten to 20 acres does make sense due to Jefferson Street being a Major Arterial. He would encourage staff to continue to pursue a joint planning meeting with the City of Indio for Jefferson Street regarding architectural and landscaping issues. 14. Commissioner Abels stated he concurred with Commissioner Kirk and he supported the request. CAMy Documents\WPD0CS\PC7-14-98.wpd 3 Planning Commission Meeting June 23, 1998 15. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 98- 047 recommending to the City Council Certification of Environmental Assessment 98-358. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman. Tyler. NOES: None. ABSENT: None. ABSTAIN: None. 16. It was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 98-048 recommending to the City Council approval of General Plan Amendment 98-058. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. 17. It was moved and seconded by Commissioners Butler/Abets to adopt Planning Commission Resolution 98-049 recommending to the City Council approval of Zoning Change 98-087. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. B. Environmental Assessment 98-361. Specific Plan 85-006. Amendment #3, and Tentative Tract Map 28447; a request of KSL Land Corporation for Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-361; approval of the annexation of two parcels into Specific Plan 85- 006; and recommendation for approval of a subdivision of 11.66 acres into 49 single family residential lots and three lettered lots for private street improvements for property located within The Ranch Specific Plan. 1. Chainnan Tyler opened the public hearing and asked for the staff report. Associate Planner Leslie Mouriquand presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Kirk question Condition #5 as to whether there was a need for an access to private property. Senior Engineer Steve Speer stated there was a need for emergency purposes. 3. Commissioner Butler asked staff to identify the northern area being annexed. Associate Planner Leslie Mouriquand noted the area east of Park Avenue. CAMy Documents\WPD0CS\PC7-14-98.wpd 4 Planning Commission Meeting June 23, 1998 4. Commissioner Kirk asked if all the conditions were founded on the City's Zoning Code or policies. Planning Manager Christine di Iorio stated the}, were. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chevis Hosea spoke on behalf of RJT Homes who owns the property. He asked for clarification on Condition #34 as it pertained to nuisance water. They would prefer to use the design they had been using. Condition #53 also would not be applicable to this tract. In regard to Condition #46 which relates to the perimeter landscaping, they would ask that only that portion of the landscaping that fronts their tract be required. 6. Commissioner Kirk asked staff to respond to the applicant's condition changes request. 7. Senior Engineer Steve Speer stated sand filters are not required of these tracts. Staff would have no objection to deleting Condition #34. In regard to Condition #53, he would suggest only the last sentence be deleted. 8. Commissioner Butler asked how the replenishment of the aquafers is handled. Senior Engineer Steve Speer stated the sand filter is used to dry up the wet spots in the bottom of the catch basins. This sand filter allows clear water to flow into the leachfield and not clog up the leachfield. Commissioner Butler asked the applicant how he intended to do this. Mr. Hosea stated they would prefer to use the dry wells. Once the water leaves the dry well it percolates. 9. Commissioner Robbins questioned Condition #9 as the map did not show the area as being dedicated. The applicant stated it would be dedicated and they have no objection. 10. Commissioner Robbins questioned Condition #29 as to what the "X" referred to. The applicant stated it is the golf course. Commissioner Robbins questioned Conditions #32 , #33, and #45 and the need for them. Senior Engineer Steve Speer stated Condition #29 should be re -written to direct the storm water to the golf course. The "X" indicated all nine tracts, and Condition #45 should be removed. 11. Chairman Tyler asked if the lots at the end of the cul-de-sac would be developed with homes or would they remain open space. Mr. Hosea stated they would be a landscaped transition area between the existing custom lots CAMy Documents\WPD0CS\PC7-14-98.wpd Planning Commission Meeting June 23, 1998 and proposed lots. Chairman Tyler asked if if the curbs and gutters were installed and if existing curb cuts that are not utilized, be restored to full curb. Mr. Hosea stated they were and if the curb cuts were not used, they would be restored. Chairman Tyler asked if RJT Development owned one or both tracts. Mr. Hosea stated they now own both and they would be responsible for on -site improvements and KSL would be responsible for all off -site improvements. Chairman Tyler asked if the applicant had any problems with Condition #37. Mr. Hosea stated they had been working with Imperial Irrigation District and KSL had no objection to their requirements. 12. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 13. There being no further discussion, it was moved and seconded by Commissioners Butler/Kirk to adopt Planning Commission Resolution 98- 050 recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-361. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. 14. It was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 98-051, recommend to the City Council approval of Specific Plan 85-006, Amendment #3, subject to the findings and conditions. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. 15. It was moved and seconded by Commissioners Kirk/Abels to adopt Planning Commission Resolution 98-052 recommending to the City Council approval of Tentative Tract Map 28447, subject to findings and conditions as amended: a. Condition #29 the "X" would be changed to 1-9 for Tract 24890; b. Condition #33 changed to indicate the water would be retained on the golf course; C. Condition #34 deleted; d. Condition #45 remove "and street improvements"; e. Condition #46 include after "Park Avenue adjacent to the tract"; f. Condition #53 delete the last sentence. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. CAMy Documents\WPDOCS\PC7-14-98.wpd 6 Planning Commission Meeting June 23, 1998 C. Environmental Assessment 98-363 and Tentative Tract Map 28797; a request of RJT Homes, LLC. for Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-363 and recommendation for approval of a subdivision of 11.81 acres into 53 single family residential lots and two lettered lots for property located within The Ranch Specific Plan. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Kirk asked if this item would be approved by the Planning Commission. Community Development Director stated if they had not been approved previously, then they would go both to the Architectural and Landscaping Review Committee and the Planning Commission. 3. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. Mr. Chevis Hosea questioned Conditions #30 and #53. Staff stated the corrections. 4. There being no other public participation, Chairman Tyler closed the public participation and opened to Commission discussion. 5. Chairman Tyler questioned Condition #33 in regard to the utility improvements. Senior Engineer Steve Speer stated that under the Specific Plan the utilities are considered as a whole. In this situation, the applicant and KSL have worked out the improvements with IID. 6. Commissioner Kirk asked if the improvements were in the applicant's best interest and therefore had no objection to the condition. Chairman Tyler stated his concern was who was legally responsible to see they are completed. 7. Chainnan Tyler asked about the tract map at the end of the cul-de-sac as some of the lots appear to be open space. Will they have access to the cul-de- sac. Mr. Hosea stated this was a landscape transition between the design of the two tracts. Chairman Tyler asked if the existing curb cuts would be repaired. Mr. Hosea stated they would be. In regard to the IID requirements, when property is sold to another developer, they are responsible for all on -site improvements and KSL is responsible for all off -site improvements. 8. There being no further discussion, it was moved and seconded by Commissioners AbelsButler to adopt Planning Commission Resolution 98- 053 recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-363. CAMy Documents\WPDOCS\PC7-14-98.wpd 7 Planning Commission Meeting June 23, 1998 ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. 9. It was moved and seconded by Commissioners Kirk/Butler to adopt Planning Commission Resolution 98-054, recommend to the City Council approval of Tentative Tract Map 28797, subject to findings and conditions as amended: a. Condition #29 changed to reflect the water will be retained on the golf course and the "X" would be changed to indicate Tracts 1-9; b. Condition #30 will be removed C. Condition #42 will include a requirement for curb cut improvements and sidewalk improvements would be deleted; d. Condition #51 deletion of the last sentence. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEM: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONERS ITEMS. A. Chairman Tyler gave a report of the Council meeting of July 7, 1998. B. Commissioner Abels recommended that the Planning Commission go dark on August I It' and 28`h . Following discussion it was determined the Commission would go dark for the month of August. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held on July 28, 1998, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:15 P.M. on July 14, 1998. CAMy Documents\WPDOCS\PC7-14-98.wpd PH #A PLANNING COMMISSION STAFF REPORT DATE: JULY 28, 1998 CASE NO.: I SITE DEVELOPMENT PERMIT 98-626 APPLICANT AND PROPERTY OWNER: REAL PROPERTY ASSOCIATES (ROB SANFORD) ARCHITECT: MCG ARCHITECTS REQUEST: APPROVAL OF A 5,500 SQUARE FOOT COMMERCIAL PAD BUILDING LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND LA QUINTA CENTER DRIVE (SIMON DRIVE) WITHIN THE ONE ELEVEN CENTER SHOPPING CENTER ENVIRONMENTAL CONSIDERATION: THIS SITE DEVELOPMENT PERMIT IS WITHIN SPECIFIC PLAN 89-014 AND EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER PUBLIC RESOURCES SECTION 65457(A). ENVIRONMENTAL ASSESSMENT 89-150 (SCH# 90020162) WAS CERTIFIED BY THE CITY COUNCIL ON APRIL 17,1990. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) ZONING: CR (REGIONAL COMMERCIAL) SURROUNDING LAND USES: NORTH: PARKING LOT AND VACANT 111 LA QUINTA SHOPPING CENTER LAND SOUTH: SIMON MOTORS EAST: BOSTON MARKET RESTAURANT WEST: RED ROBIN RESTAURANT p:\stan\pc rpt sdp 98-626 BACKGROUND: Site Background The site is a part of Specific Plan 89-014 which is on the north side of Highway 111, between Adams Street and Washington Street. The plan permits 617,565 square feet of floor space, with approximately half built to date. The site is located at the driveway entry to the One Eleven La Quinta Shopping Center, across from Simon Drive (Attachment 1). The perimeter landscaping including meandering sidewalk has been installed adjacent to the site along Highway 111, along with the driveway entry wall monument and some landscaping. The pole light shown on the site plan next to the driveway and various transformers and controllers near the monument wall exist. Project Proposal The proposed one story building is similar to the two previous buildings developed by the applicant (Chief Auto/Radio Shack and Dominos/Video Depot). The rectangular building is laid out in an north -south direction, adjacent to the driveway (Attachment 2). Thirty parking spaces are proposed as required by the Specific Plan adjacent to the front of the building (west side). A trash enclosure is provided within the parking lot area. The building meets the 50 foot setback requirement from Highway 1 1 1. The building uses a combination parapet and three color red hipped tile roofs, plaster walls, metal lattice, and wood trellis. The trellis will shade an outdoor seating area and tie into the southwest corner of the building. The parapet utilizes a cornice treatment around all sides, including the towers, similar to that used on other buildings in the center. The height varies from 20 feet at the top of the roof, to 25 feet at the highest parapet roof. Colors of the materials are earth tones, and similar to those used in the center. Signs will be placed on the vertical stucco surface below the cornice or tile roof and comply with the adopted sign program for the shopping center. Decorative wall light fixtures will match those used in the center. The landscaping design utilizes plants used in the center, including Coolibah tree and African Sumacs in the parking lot area, Date Palms adjacent to the driveway, and other desert type plants. Two tall Date palm trees will need to be relocated near the wall monument. p:\stan\pc rpt sdp 98-626 Public Notice This request was advertised in the Desert Sun Newspaper on June 29, 1998, and mailed to all property owners within the shopping center and within 500 feet of the south project site. To date, no correspondence has been received. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE ACTION: The Architecture and Landscaping Review Committee reviewed this request at its meeting of July 15, 1998. The committee recommends approval of this request with the condition that the landscaping on the east side of the building, facing the driveway be designed to soften the expanse of building wall. This could include the use of vines. Also recommended is that the driveway landscaping mimic that on the east side of the driveway and that shrubs not create visibility obstructions. STATEMENT OF ISSUES: ISSUE 1- Sidewalk revision The request includes a realignment to the existing meandering sidewalk along Highway 1 1 1. Presently, the location of the sidewalk would create a very narrow landscape strip, with a steep slope necessitating a retaining wall, adjacent to the parking lot. The applicant proposes to relocate a portion of the sidewalk 4'-4" to the south (Attachment 2). Public Works Department recommends approval of this revision. This will permit a screen hedge to be planted. ISSUE 2- Acceptability The project has been designed in conformance with Specific Plan and Zoning Code requirements. The design is compatible with the shopping center and Highway 111 architectural design guidelines. CONCLUSION: The findings for approval of this Site Development Permit can be made and are contained in the attached draft resolution. RECOMMENDATION: Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-626, subject to Findings and Conditions. Attachments: 1. Location Map 2. Plan Exhibits p:\stan\pc rpt sdp 98-626 Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager p:\stan\pc rpt sdp 98-626 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 98-626, SUBJECT TO CONDITIONS, ALLOWING CONSTRUCTION OF A 5500 SQUARE FOOT COMMERCIAL PAD BUILDING CASE NO.: SITE DEVELOPMENT PERMIT 98-626 APPLICANT: REAL PROPERTY ASSOCIATES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28" day of July, 1998, hold a duly noticed Public Hearing to consider the request of Real Property Associates to allow construction of a 5500 square foot commercial pad building in the CR District, located on the northwest corner of Highway 111 and La Quinta Center Drive (Simon Drive) within the One Eleven La Quinta Center Shopping Center, more particularly described as: APN 643-080-024 WHEREAS, this Site Development Permit is within Specific Plan 89-014 and exempt from California Environmental Quality Act requirements under Public Resources Section 65457(a). Environmental Assessment 89-150 (Sch# 90020162) was certified by the City Council on April 17,1990 for Specific Plan 89-014. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166; and, WHEREAS, the Architecture and Landscaping Review Committee did on the 15t' day of July, 1998, review and recommend approval of the architecture and landscaping of Site Development Permit 98-626; 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 CR District and has been designed to comply with the applicable CR District and development standards and requirements of Specific Plan 89-014. 2. Environmental Assessment 89-150 was prepared for Specific Plan 89-014, of which this project is a part, and Staff has determined that no changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166; and, C:\pc res sdp 98-626 Resolution 98- 3. The architectural design of the project including architectural style, scale, building mass, materials, colors, details, roof style, is compatible and similar with the shopping center and buildings in the project and consistent with the Highway 111 architectural guidelines. 4. The site design of the project including entries, circulation, screening, is compatible with the surrounding project in that the design layout is similar to other projects. 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 98-626 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 28th day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California C:\pc res sdp 98-626 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 98-626 REAL PROPERTY ASSOCIATES JULY 28, 1998 CONDITIONS OF APPROVAL GENERAL The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 98-626 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, etc.) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District (per letter dated July 10, 1998, for SDP 98-626, 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 p:/pc coa sdp 98-626 Planning Commission Resolution 98- Site Development Permit 98-626 July 28, 1998 Conditions of Approval applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 5. Exterior colors and materials shall match those on file in the Community Development Department, unless approved for modification by the Director of Community Development. 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 Specific Plan 89-014 shall be met. 8. Exterior parking lot lighting shall match those used in the shopping center. 9. The trash location and design shall be. approved by Waste Management of the Desert prior to issuance of a building permit, with approval submitted to the Community Development Department. 10. Signs shall comply with adopted sign program for shopping center. 11. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. FIRE DEPARTMENT 12. Complete Building plans will be required for review and approval by the Fire Department prior to issuance of building permits. 13. "NOTES ON PLANS": "The building will be equipped with an automatic fire sprinkler system approved by the Fire Department". Prior to the issuance of building permits, system plans will be submitted for approval. 14. Tenants will have to submit separate building improvement plans for review and approval by the Fire Department prior to issuance of building permits, unless submitted at the same time as the "shell building". IMPROVEMENT PLANS 15. Improvement plans submitted to the City for plan checking shall be submitted p:/pc coa sdp 98-626 Planning Commission Resolution 98- Site Development Permit 98-626 July 28, 1998 Conditions of Approval on 24" x 36" media. Plans shall be submitted in the categories of "Grading, Paving and Drainage," "Precise Grading and Plot Plan," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall include sidewalk and parking lot improvements. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional 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 include landscape improvements, irrigation, and landscape lighting. 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. GRADING 17. 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. 18. 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. 19. A grading plan, which may be combined with the on -site paving and drainage 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. The applicant shall submit a copy of the soils report with the grading plan. p:/pc coa sdp'98-626 Planning Commission Resolution 98- Site Development Permit 98-626 July 28, 1998 Conditions of Approval 20. 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. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. DRAINAGE 21. Stormwater drainage shall comply with the approved hydrology plan for the One -Eleven La Quinta Center. 22. Nuisance water shall be retained and disposed of on site in an approved facility. The facility shall be designed to infiltrate 5 gpd/1,000 sq. ft (of landscape area) and to accommodate surge rate of 3 gph/1,000 sq. ft. UTILITIES 23. 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. HARDSCAPE IMPROVEMENTS 24. Improvements shall include all appurtenances such as traffic signs, channelization markings and parking lot striping. 25. 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 3.0" a.c./4.50" a.b. The applicant shall submit mix designs for aggregate base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 26. Relocation of the perimeter sidewalk shall be as approved by the City Engineer. The applicant shall coordinate with the Engineering Department for design of the relocation and shall receive approval of formwork before scheduling delivery of base and concrete materials. p:/pc coa sdp 98-626 Planning Commission Resolution 98- Site Development Permit 98-626 July 28, 1998 Conditions of Approval QUALITY ASSURANCE 27. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. FEES AND DEPOSITS 28. 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. 29. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. IMPROVEMENT PLANS 30. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. Plans shall be submitted in the categories of "Grading, Paving and Drainage," "Precise Grading and Plot Plan," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall include sidewalk and parking lot improvements. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional 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 include landscape improvements, irrigation, and landscape lighting. Plans for improvements not listed above shall be in formats approved by the City Engineer. 31. 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. p:/pc coa sdp 98-626 Planning Commission Resolution 98- Site Development Permit 98-626 July 28, 1998 Conditions of Approval LANDSCAPING 32. The applicant shall replace disturbed perimeter landscape improvements as approved by the Community Development Department and City Engineer. If irrigation or other underground improvements are relocated, the applicant shall provide accurate as -built drawings of the relocated improvements. 33. Landscape and irrigation plans shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation plans for perimeter setbacks 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. 34. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 35. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no new lawn or spray irrigation within 5-feet of curbs along public streets. 36. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 37. That the landscaping on the east side of the building, facing the driveway be designed to soften the expanse of building wall. This could include the use of vines. 38. The palm trees adjacent to the east side of the building shall align with those on the east side of the driveway and shrub material and ground cover shall match that on the east side of the driveway to provide continuity. 39. Adjacent to the main east -west drive aisle, no shrubs shall be planted within four feet of the ends of the finger planters to ensure driver visibility 40. 24" box size trees shall have a minimum caliper of 2 %2 ". p:/pc coa sdp 98-626 CASE No. * co i wmmr" 100 CASE JU r MAP SDP 96-626 LOCATION MAP ATTACHMENT 1 •�• onw - 7 T T' = SCALE: NTS PH #B PLANNING COMMISSION STAFF REPORT DATE: JULY 28, 1998 CASE NUMBER: SITE DEVELOPMENT PERMIT 98-623 APPLICANT: KERR PROJECT SERVICES FOR THE INTERNATIONAL HOUSE OF PANCAKES (IHOP) CORPORATION PROPERTY OWNER: CREDIT SUISSE LEASING 92A, LIMITED PARTNERSHIP REQUEST: APPROVAL TO CONSTRUCT AN INTERNATIONAL HOUSE OF PANCAKES RESTAURANT ON 1.21 ACRES LOCATION: ON THE NORTH SIDE OF HIGHWAY 111 APPROXIMATELY 740 FEET WEST OF JEFFERSON STREET IN THE JEFFERSON PLAZA SHOPPING CENTER (SPECIFIC PLAN 96-027) ENVIRONMENTAL CONSIDERATION: THIS SITE DEVELOPMENT PERMIT IS WITHIN SPECIFIC PLAN 96-027 AND EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER PUBLIC RESOURCES SECTION 65457(A). ENVIRONMENTAL ASSESSMENT 96-325 WAS CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER 17, 1996. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN LAND USE DESIGNATION: MIXED/REGIONAL COMMERCIAL WITH NONRESIDENTIAL OVERLAY ZONING: REGIONAL COMMERCIAL WITH NONRESIDENTIAL OVERLAY SURROUNDING LAND USES: NORTH: VACANT JEFFERSON PLAZA COMMERCIAL PROPERTY WITH STORMWATER CHANNEL. BEYOND Page 1 of 5 SOUTH: ACROSS HIGHWAY 111, VACANT COMMERCIAL PROPERTY EAST: PORTIONS OF JEFFERSON PLAZA SHOPPING CENTER (I.E., HOME DEPOT) WEST: VACANT COMMERCIAL PROPERTY BACKGROUND: Site History The Jefferson Plaza Specific Plan (SP 96-027) permits approximately 218,300 square feet of office/retail development on 20+ acres at the northwest corner of Highway 111 and Jefferson Street (Attachment 1). Home Depot, an approximately 129,802 square foot building (Phase #1), was built in 1997. Phase #2 of the Shopping Center, of which this project is part, is planned for various retail and restaurant buildings on over nine acres. The site is currently vacant; however, off -site infrastructure improvements were installed during construction of the Home Depot facility. Proiect Proposal The applicant requests approval to construct a 3,832 square foot International House of Pancakes (IHOP) restaurant building on the 1.21 acre site (Attachment 2). Outdoor dining is not proposed. A setback distance of 50-feet is being provided between the proposed building and front property line abutting Highway 111. Parking for 63 vehicles has been provided on the west side of the building. The overall height of the building is approximately 18'-6" for the main structure and 25'-9" for the tower element. Exterior materials consist of flat, grey concrete tile roofing with textured walls and split -face masonry block wainscot. Outdoor shading is provided via patio cover and awnings on the east and west sides of the building. The awnings are blue and goose neck light fixtures will provide external illumination of the awnings at night. Service access and trash area is proposed on the north side of the building. Off -site landscaping was installed during the construction of the Home Depot facility. New landscaping for the site consists of shade trees for the parking lot and around the building. Shade trees used for the project are Fruitless Olive, Purple Leaf Plum, and Crape Myrtle. Groundcover and shrubs are provided throughout the project site and native to this area or desert climate. The applicant is proposing signs consisting of individual mounted internally illuminated letters on the south and east sides of the building reading "International House of Pancakes." Additionally, a small internally illuminated cabinet sign reading "Restaurant" is located below the IHOP sign on the south building elevation. The combined square footage of both signs is approximately 69 square feet. The sign colors are red with red returns. Lettering heights are 10-inches and 16-inches. STRPTSDP623 IHOP 2 -25, RESOPCSDP623-25, CONDPCSDP623-25 Page 2 of 5 Public Hearing Notice This case was advertised in the Desert Sun Newspaper on July 15, 1998, for the July 28, 1998 hearing. Property owners in the immediate area have been mailed a copy of the public hearing notice. No written correspondence has been received. Public Agency Comments Public agency comments received have been incorporated as part of the conditions of approval. The letters may be reviewed at the Community Development Department. Jefferson Plaza Sign Program Under the approved Sign Program (SA 97-383) for the Jefferson Plaza Shopping Center, two building mounted internally illuminated signs per building are permitted. Sign area is computed based on the lease frontage of the store, provided a maximum sign area of 50 square feet for all attached building signs is not exceeded (i.e., one square per linear foot of frontage). Lettering height is set at 24 inches in height, and national or regional tenants with more than five outlets are allowed to use their standard sign programs, subject to approval by the Planning Commission. Sign adjustments to planned sign programs to permit additional sign area and additional rows of sign copy may be permitted by the Planning Commission pursuant to Section 9.160.090 (Item E) of the Zoning Code (Signs), provided required findings are made. This issue will be discussed later in the report. Highway 111 Design Guidelines On September 16, 1997, the City Council approved the Architectural and Landscape Design Guidelines for Highway 111. The Guidelines, in part, state that franchise users shall conform to established architectural design characteristics of the shopping complex in which they locate and that parkway landscaping shall include specific types of landscaping that is appropriate for the desert climate. Turf shall be used to soften the desertscape setting. Architecture and Landscaping Review Committee On July 15, 1998, the City's Architecture and Landscaping Review Committee (ALRC) reviewed the applicant's plans to determine compliance with City design and Highway 111 standards. The ALRC Committee determined on a vote of 2-0 that the building and landscaping plans were acceptable and compatible to existing improvements of the Jefferson Plaza Shopping Center, provided minor changes were made to the landscaping plans as follows: 1.) Aboveground utility structures shall be screened, 2.) Crape Myrtle and African Sumac trees shall be used to shade the parking areas to match the existing parking lot trees at the Home Depot facility. Parking lot trees shall have minimum 2.5" to 3" diameter (caliper) trunks measured 6-inches from grade as required by SP 96-027, 3.) Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape areas shall be consistent with the provisions of Chapter 8.13 of the Municipal STRPTSDP623 IHOP 2 -25, RESOPCSDP623-25, CONDPCSDP623-25 Page 3 of 5 Code, and 4.) The parking lot shall be screened by using earthen berms of one to three feet in conjunction with landscape improvements. Landscaping hedges shall be a minimum thickness of two feet wide and 42-inches high within 12 months after initial installation. Staff Comments 1. The proposed Site Development Permit is consistent with the goals and policies of General Plan and Specific Plan 96-027 in that the site is intended and designated for regional commercial uses and restaurants are permitted by SP 96-027. The development of the restaurant will comply with applicable development standards. 2. The proposed restaurant is consistent with the architectural provisions of Specific Plan 96-027, Highway 111 guidelines, and the City's Zoning Code because the exterior building materials (i.e., cement plaster with stucco, split -face masonry, etc.) and colors are complementary to Home Depot. The applicant has also proposed building awnings which are encouraged by the City's design guidelines. Building design features proposed by the applicant enhance the primary entrances into the building. Plan changes requested by the ALR Committee on July 15, 1998, are noted in Condition 23. 3. Internally illuminated building mounted signs are proposed by the applicant as required by the sign program for the Shopping Center. Staff supports a minor sign deviation for the proposed signs because three rows of sign copy are needed for the south side of the building to adequately identify the tenant's business name. The south facing sign is compatible with the architectural elements of the building and proportionally suited. Reducing the sign lettering to less than 10-inches would hinder the sign's readability from Highway 111. The proposed signs are similar in style and design to the existing restaurants in the Coachella Valley. 4. Specific Plan 96-027 requires specific plants be installed to provide uniformity for both development phases. The proposed conditions recommend replacement of the parking lot trees to match existing Phase 1 improvements. 5. Off -site improvements installed during the construction of the Home Depot facility for the Jefferson Plaza Shopping Center are consistent with required provisions of Specific Plan 96-027 and City requirements, provided additional mounding is installed to screen the parking lot. On -site landscaping improvements use palm trees for accenting project features and canopy trees in parking areas for shade consistent with the Section 2.90 (Landscape Concept) of SP 96-027. Parking areas will be 50% shaded within 15 to 20 years if properly maintained. 6. A Mitigated Negative Declaration (Environmental Assessment 96-325) was adopted for Specific Plan 96-027 in 1996, ensuring that development of the Jefferson Plaza would not be materially detrimental to the public health, safety, and general welfare of the surrounding area. STRPTSDP623 IHOP 2 -25, RESOPCSDP623-25, CONDPCSDP623-25 Page 4 of 5 RECOMMENDATION: Adopt Planning Commission Resolution 98 approving Site Development Permit 98-623, subject to findings and conditions. Attachments 1. SP 96-027 Exhibit (Reduced) 2. Site Plan (Reduced) 3. Large Maps (Planning Commission Members) 0 Il, Associate Planner Submitted by: Christine di lorio, Planning Manager STRPTSDP623 IHOP 2 -25, RESOPCSDP623-25, CONDPCSDP623-25 Page 5 of 5 PLANNING COMMISSION RESOLUTION 98 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT OF A 3,832 SQUARE FOOT RESTAURANT ON THE NORTH SIDE OF HIGHWAY 111, 740 FEET WEST OF JEFFERSON STREET CASE NO.: SITE DEVELOPMENT PERMIT 98-623 APPLICANT: KERR PROJECT SERVICES FOR THE IHOP CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28th day of July, 1998, hold a duly noticed Public Hearing to consider the request of the International House of Pancakes (IHOP) Corporation for a 3,832 square foot restaurant in the Regional Commercial District within Jefferson Plaza Shopping Center (Specific Plan 96-027), more particularly described as: Assessor's Parcel Numbers 649-020-022 AND -023 WHEREAS, the Architecture and Landscape Review Committee did on the 15th day of July, 1998, review SDP 98-623 for compliance with City development standards, and voted to recommend to the Planning Commission approval of the project with conditions; and, WHEREAS, said Site Development Permit request complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 83-68, in that a Negative Declaration of Environmental Impact (Environmental Assessment 96-325) was certified by the City Council under Resolution 96- 71 for the Jefferson Plaza Shopping Center on September 17, 1996 (i.e., Specific Plan 96- 027 and Conditional Use Permit 96-028). Therefore, no further environmental review is necessary for Site Development Permit 97-623 because the building site was analyzed for environmental impacts under EA 96-325; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Site Development Permit 98- 623: The project is consistent with the General Plan, Specific Plan and Zoning Code. The City's General Plan Land Use Element designates this site as Mixed Regional Commercial with a nonresidential overlay. This designation provides for commercial uses including restaurants as proposed. The development of the site with an indoor dining restaurant is consistent with the other applicable elements such as the Circulation Element, Environmental Conservation (Archaeological, Water Conservation and Arts in Public Places policies), Infrastructure and Public Services Element, Environmental Hazards Element, and Air Quality Element and the provisions of Specific Plan 96-027 and the Zoning Code. The subject property as well as the adjacent properties are zoned for commercial uses. Therefore, development of the subject property with commercial uses will be compatible with resopcsdp623IHOP-25 Planning Commission Resolution 98-_ Site Development Permit 98-623 IHOP Restaurant adjacent properties provided the applicable conditions as recommended by staff are complied with. 2. The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the City. Interesting building elements are proposed by the applicant, including tiled tower, flanking columns, patio covers, and awnings to accentuate the exterior facades. Materials used are primarily stucco with flat tile roofing. A desert colors scheme has been chosen for the project. The architectural elements of the building are compatible with the design elements of the Home Depot building in Phase I of Jefferson Plaza. The proposed project will not create any conditions which are materially detrimental to the public health, safety, and general welfare of the City's citizens. The proposed conditions ensure architectural compatibility between this project and the existing Home Depot building and Specific Plan 96-027. 3. The site design of the project, including but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosure, lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. This pad site was designated for development under Specific Plan 96-027. The site has access to the parking areas proposed with Phases I and II of Jefferson Plaza, but not direct access to Highway 111. Adequate on -site parking for this site is proposed on the west side of the building. The parking lot, as designed, complies with the required design standards of the City. Pedestrian walkways and bicycle storage areas are provided to enhance the project's site elements. Project lighting will be shielded to reduce glare and highlight curtain building elements (i.e., blue awnings, etc.). The design elements of the proposed project, along with the recommended conditions, ensure required City design standards are met. 4. The landscaping for the project has been designed to comply with the design parameters of Specific Plan 96-027 and the Zoning Code. Native plant materials are proposed ensuring active growth is maintained properly. Parking lot trees and perimeter site landscaping improvements are adequate to provide proper shading of hardscape areas and complement the building facades. The project, as conditioned, complies with the design requirements of Specific Plan 96-027 and the Zoning Code. 5. The sign program is consistent with Chapter 9.160 of the Municipal Code and the sign program for the Shopping Center. resopesdp6231HOP-25 Planning Commission Resolution 98-_ Site Development Permit 98-623 U 10P Restaurant Two building mounted illuminated signs are proposed on the south and east sides of the building. The location, design, and number of signs is consistent with the adopted sign program for the Shopping Center. An adjustment for the south building mounted signs is necessary to enhance the signs readability from Highway 111 and comply with corporate signing needs of this nationally recognized tenant. No impacts are anticipated by approval of the signing request because the signs will be constructed to meet the City requirements, proper electric facilities will be provided, exposed light sources will not be permitted, and the guidelines and standards of the Jefferson Plaza Sign Program will be met. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. The above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. The Planning Commission does hereby approve Site Development Permit 98-623 because it is in compliance with the provisions of Specific Plan 96-027 and the Municipal Code. 3. The project has been assessed under Environmental Assessment 96-325 for which a Mitigated Negative Declaration has been certified, and the mitigation measures identified are hereby required to be met. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 28' day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California resopcsdp6231HOP-25 PLANNING COMMISSION RESOLUTION 98-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 98-623 (IHOP RESTAURANT) J U LY 28, 1998 CONDITIONS OF APPROVAL GENERAL 1. Upon approval by the Planning Commission, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply (i.e., Assessor's Parcel Numbers 649- 020-022 and -023). 2. The Site Development Permit shall be used (beginning of construction) by July 28, 2000, pursuant to Section 9.200.080 of the Municipal Zoning Code, unless a one year time extension is granted, prior to expiration. 3. The proposed restaurant development shall comply with all applicable conditions of Specific Plan 96-027. 4. All exterior lighting shall be down -shining and provided with shielding to screen glare from adjacent streets to the satisfaction of the Community Development and Building and Safety Departments pursuant Section 9.100.150 (Outdoor Lighting) of the Zoning Code. Parking lot light standards shall match those used in the construction of Phase 1 of the Shopping Center and not exceed 25-feet in overall height pursuant to Condition 2 of Specific Plan 96-027. 5. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Caltrans • Riverside County 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. CONDPCSDP623IHOP-25/RESOPCSDP623-25 Page 1 Planning Commission Resolution 98- Site Development Permit 98-623 (IHOP Corporation) 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 an approved Storm Water Pollution Protection Plan. 6. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. IMPROVEMENT PLANS 7. Improvements plans submitted to the City for plan checking shall be submitted on 24" X 36" media. Plans shall be submitted in the categories of "Grading, Paving and Drainage," "Precise Grading and Plot Plan," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall include sidewalk and parking lot improvements. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional 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 include landscape improvements, irrigation, and landscape lighting. Plans for improvements not listed above shall be in formats approved by the City Engineer. 8. 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. GRADING 9. 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. 10. Prior to occupancy of the project 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. CONDPCSDP623IHOP-25/RESOPCSDP623-25 Page 2 Planning Commission Resolution 98- Site Development Permit 98-623 (IHOP Corporation) 11. A grading plan, which may be combined with the on -site paving and drainage 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. The applicant shall submit a copy of the soils report with the grading plan. 12. 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. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. DRAINAGE 13. Stormwater drainage shall comply with the approved Hydrology Plan for the Jefferson Plaza Shopping Center. 14. Nuisance water shall be retained and disposed of on -site in an approved facility. The facility shall be designed to infiltrate five gallons per day per 1,000 square feet (of landscape area) and to accommodate a surge rate of three gallons per hour per 1,000 square feet. UTILITIES 15. 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. HARDSCAPEIMPROVEMENTS 16. Improvements shall include all appurtenances such as traffic signs, channelization markings and parking lot striping. 17. 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 section for on -site paving shall be 3.0" a.c./4.50" a.b. The applicant shall submit mix designs for aggregate base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. CONDPCSDP6231liOP-25/MSOPCSDP623-25 Page 3 Planning Commission Resolution 98-_ Site Development Permit 98-623 (IHOP Corporation) LANDSCAPING 18. Landscape and irrigation plans shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation plans for perimeter setbacks 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. 19. Slopes shall not exceed 3:1 in landscape areas. 20. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. 21. Landscaping within the Jefferson Plaza Shopping Center shall be commonly maintained under a single maintenance contract pursuant Condition 59 of Specific Plan 96-027. 22. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing landscaping shall be replaced within 30 days to pursuant Condition 58 of SP 96-027. 23. Prior to building permit issuance, the applicant shall submit to the Community Development Department for review and approval a landscape and irrigation plan showing the following: A. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures pursuant to Condition 56 of SP 96-027. B. The applicant shall provide landscape improvements matching those installed for Phase 1 of the Shopping Center. African Sumac and Crape Myrtle trees shall be installed in the parking lot area to match existing Phase 1 Shopping Center improvements. C. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape areas consistent with the provisions of Chapter 8.13 of the Municipal Code. D. Parking lot trees shall be 24" box tree or larger with 2-1/2" to 3" diameter (caliper) trunks pursuant to Condition 60 (D) of SP 96-027. Newly planted trees shall be staked with lodge poles to prevent damage from gusts of wind, etc. CONDPCSDP623IHOP-2MSOPCSDP623-25 Page 4 Planning Commission Resolution 98-_ Site Development Permit 98-623 (IHOP Corporation) E. The parking lot shall be screened by using a combination of berms, walls, and landscaping so that the vehicles will not be visible from Highway 111, consistent with requirements identified in SP 96-027 (i.e., Condition 61) and Chapter 9.150 (Parking) of the Zoning Ordinance. Landscaping hedges shall be a minimum thickness of two feet wide and 42-inches high within 12 months after initial installation. F. The final landscape plan shall be designed to comply with the Highway 111 Design Guidelines. QUALITY ASSURANCE 24. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. FEES AND DEPOSITS 25. 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. 26. Prior to on -site grading or building permit issuance, Fringe -Toed Lizard mitigation fees shall be paid to the City (i.e., $600.00/acre). 27. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 28. 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. FIRE MARSHAL 29. Complete building plans will be required for review and approval by the Fire Department prior to issuance of building permits. 30. Fire hydrants in accordance with Coachella Valley Water District (CVWD) Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2,000 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of the streets directly in line with the fire hydrants. 31. Prior to the issuance of a building permit, the applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review and CONDPCSDP623IHOP-25/RESOPCSDP623-25 Page 5 Planning Commission Resolution 98-_ Site Development Permit 98-623 (IHOP Corporation) approval. 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." 32. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 33. Final conditions will be addressed when building plans are reviewed. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering staff at (760) 863-8886. MISCELLANEOUS 34. 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. CONDPCSDP623IIiOP-25/RESOPCSDP623-25 Page 6 ATTACHMENTS x E 5 C RRth $Rir$i� ett;>!:E ' as• `"9 IY 06 poi io i gy E I:frvp ■ mU ll ;19 hi �eY �� ATTACHMENT 1 s ..I = Y.Y YYY � Y. _,, I . ` ` , , , ` �i�i�ti!'•ciin�'[�71�.��R'[!�a=�� 1M� ►*i��ziiirin��s+i:Ii[si:es�:si _.T-._.---•.--------------------- 133.4s UOSJQjjor I I� � I I =s t. — I _P • i s W w Ac 0 x � rl � _ o l4 I W s I I IN � � I ,;ter • :'". ;•�m^•'.:.:' � 6� i J • � WA m i r IL «,. �< �:! rn f 2 t l ATTACHMENT 2 m E C- 2 0 PH #C STAFF REPORT PLANNING COMMISSION DATE: JULY 28, 1998 CASE NO.: ENVIRONMENTAL ASSESSMENT 98-360 AND TENTATIVE TRACT 28867 REQUEST: RECOMMENDATION FOR CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND APPROVAL OF A RECONFIGURATION OF TRACT 28470 TO CREATE AN ADDITIONAL 32 RESIDENTIAL LOTS LOCATION: ALONG DEL GATO DRIVE, MASTERS CIRCLE, CLARET COVE, AND LATROBE LANE, WITHIN THE TRADITION CLUB, SOUTHEAST OF 52ND AVENUE AND AVENIDA BERMUDAS APPLICANT: WINCHESTER DEVELOPMENT CO., LLC. ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 98-360 WAS PREPARED FOR PROPOSED TENTATIVE TRACT 28867 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DIRECTOR HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN/ ZONING/ DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR); LOW DENSITY RESIDENTIAL (RL) BACKGROUND: Site Background Tract 28470, approved in 1997, allows 242 residential lots within the Tradition Club, a golf resort residential community. Tract 28611, approved in 1997, reduced the size of lots in Phase I thereby creating an additional 12 lots. Parcel Map 28612 added four more residential lots. The total number of approved residential lots is 258. Existing within the Tradition Club are the golf course, club house facilities, maintenance building, and the rehabilitated Hacienda del Gato which serves as the Administrative offices for the development. All infrastructure and grading is completed for Phases 1, 2, and 3, and is P:\perptTTM 28867Trad.wpd partially completed for Phase 4. Approximately six building permits for custom homes have been issued within Phase I. Access to the Tradition Club is at the south terminus of Washington Street (Attachment 1). Proiect Request Tentative Tract Map 28867 (Attachment 2) proposes to reconfigure lots located south of Claret Cove and Talking Rock Turn. The total acreage involved is 82.56 acres. The proposed lots vary in size from approximately 13,904 square feet to 25,506 square feet, as compared with 19,500 to 28,500 square foot lots approved for Tract 28470. Lot widths range from 71-foot to 154-foot wide, and depths range from 155-foot to 305-foot, as compared with 130-foot to 150-foot widths and 150 to 190-foot depths approved by Tract 28470. All lots front onto private streets, and all but 7 lots back onto the existing golf course. A single loaded street, Kings Alcove, has been deleted, located along the south property line. The lot sizes will now be increased and two additional lots added in this area. The lots will now be accessed from Del Gato Drive. Simply, two single loaded streets have been combined as a double loaded street. Public Notice This map application was advertised in the Desert Sun newspaper on July 1, 1998. All property owners within 500-feet of the Tradition Club were mailed a copy of the public hearing notice as required by the Subdivision Ordinance of the La Quinta Municipal Code. As of July 23, 1998, no written comments have been received. Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. Agency letters are in the case file. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan, Zoning Code, and the Subdivision Ordinance, the following overview of the project is provided: Issue 1 - General Plan and Specific Plan Consistency The City's General Plan designates the subdivision as Low Density Residential (2-4 dwellings per acre) which allows single family housing (e.g., attached or detached housing units).There have been 258 residential lots approved for the Tradition Club project (TM 28470 = 242; PM 28612 = 4; TT 28611 = 12). The proposed Tentative Tract 28867 would create an additional 32 residential lots for a project total of 290 residential lots, which is less than the 399 single family units that would be allowed by the General Plan given the total acreage plus hillside density transfer potential. This map proposes lots greater than the 7,200 square feet minimum required by the RL Zoning District. As designed, the proposed single family development of Tentative Tract Map 28867 is consistent with the City's General Plan and Zoning Code. P:\perptTTM 28867Trad.wpd Issue 2 - Tract Design/Improvements Private interior street and residential lots have been designed around the existing golf course fairways. Design standards of the City's General Plan and Subdivision Ordinance have been included into the project's design. Street and other infrastructure improvements are completely installed for Phase 3 and partially installed for Phase 4. Impacts associated with development of the project can be mitigated through adherence to the recommended conditions. Issue 3 - Health and Safety All necessary infrastructure improvements for this project have been installed for the majority of the Tentative Tract 28867 project area. This includes water, sewer, streets, and other necessary improvements. The health, safety and welfare of residents is ensured based on recommended conditions, and by previous assessment of these issues in Environmental Assessment 96-333, prepared for Tract 28470. Issue 4- Environmental Impacts The area of concern for aesthetic impacts is that area parallel to Avenida Bermudas, along Del Gato Drive. Proposed Tentative Tract Map 28867 will create an additional nine residential lots along Del Gato Drive, paralleling Avenida Bermudas, by reducing the width of existing lots. Two of these nine lots (between Lots 94 and 105) would be below street grade and still large enough that there would not be a detectable increase in the visual impact to the Coral Reef Mountains. The remaining seven additional lots (between Lots 50 and 68) along Del Gato Drive will be reduced in average width from 136-feet (Tract 28470, Lots 177 through 188) to 88-feet. These additional houses on smaller lots will increase the number of roofs that can have a 35% roof mass between 18 and 24 feet in height (Tradition Club Design Guidelines). This increase in the number of houses combined with the 35% roof massing will create an adverse visual impact of the view to the Coral Reef Mountains. To mitigate the potentially negative impacts to the view of the mountains to the east of Avenida Bermudas, it is recommended that the seven new lots be eliminated between Lots 50 and 68 (Staff recommends that 25 of the 32 requested lots be approved). The proposed additional lots within the interior of the proposed tentative tract are not anticipated to increase any adverse impact to views due to their distance from Avenida Bermudas. The proposed elimination of Kings Alcove street, located near the southern boundary of the Tradition Club, will result in double -loading onto Del Gato Drive for a short distance, but this impact is not anticipated to be significant. RECOMMENDATION: 1. Adopt Planning Commission Resolution 98- , recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-360. P:\perptTTM 28867Trad.wpd 2. Adopt Planning Commission Resolution 98- , recommending to the City Council approval of Tentative Tract Map 28867, subject to findings and conditions. Attachments: 1. Phasing Map for Tract 28470 - Tradition Club 2. TTM 28867 - Large Exhibits (Planning Commission Only) Prepared by: Submitted by: ;7 L lie Mouriqua d, Asso late Planner Christine di lorio, Planriing Manager y PCrptTTM28797RJT PLANNING COMMISSION RESOLUTION 97-068 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, ENVIRONMENTAL ASSESSMENT 98-360 A SUPPLEMENT TO MITIGATED NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT 96-333 FOR TENTATIVE TRACT 28867 TO RECONFIGURE 92 EXISTING RESIDENTIAL LOTS INTO 124 RESIDENTIAL LOTS, LOCATED WITHIN TRACT MAP 28470, SOUTH OF CLARET COVE AND TALKING ROCK TURN, AND EAST OF AVENIDA BERMUDAS ENVIRONMENTAL ASSESSMENT 98-360 WINCHESTER DEVELOPMENT COMPANY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28T" day of July, 1998, hold a duly -noticed Public Hearing as requested by Winchester Development Company, LLC, on the Environmental Analysis to Tentative Tract 28867 which would modify Tract 28470 to add 32 residential lots, generally located south Claret Cove and Talking Rock Turn and east of Avenida Bermudas, more particularly described as follows: LOTS 95 and a portion of Lot "I" and a portion of that land shown as remainder on Tract 28470-1, MB 263/76-90, and Lots 8, 9, 10, and 11 of Tract 28470-2, MB 266/57-60. WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution No. 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 98-360) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case, because appropriate mitigation measures were made a part of the Conditions of Approval for Tentative Tract 28867, and a Mitigated Negative Declaration of Environmental Impact will be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation to the City Council for certification of Environmental Assessment 98-360: 1. An Initial Study, Environmental Assessment (EA 98-360) has been prepared pursuant to the requirements of the California Environmental Quality Act of 1970 (hereinafter "CEQA"), as amended (Public Resources Code Section 21000, et. Seq.). �� Planning Commission Resolution 98- 2. Tentative Tract 28867 is consistent with the Low Density residential land use goals and objectives of the La Quinta General Plan, in that they are in keeping with Goal 2-1 to develop low density residential areas with generous areas of open space. 3. The subject site is physically suitable for Tentative Tract 28867 in that the slope and topographic relief of the project site is relatively flat, and the soil type is suitable for residential development. 4. Tentative Tract 28867 is consistent with the development standards of the Low Density Residential (RL) Zoning District, which permits minimum lot sizes of 7,200 square feet, and the proposed minimum lot size for Tentative Tract 28867 will be 13,904 square feet. 5. Proposed Tentative Tract 28867 is not likely to cause public health problems as the project has been reviewed by the Fire Department and the Building & Safety Department for those specific issues. 6. The design of Tentative Tract 28867 will not conflict with existing public easements, as the project has been designed around, and with consideration for, these easements. 7. There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the tentative tract map does not affect the current land use as it would be assessed at time of development, whether or not the project was implemented. 8. Prior to action on the subdivision, the Planning Commission considered all significant adverse environmental impacts and mitigation measures, and has found that all potentially significant adverse environmental impacts which may be caused by the subdivision have been lessened or avoided to the extent feasible. NOW THEREFORE, BE IT RESOLVED by the Planning Commission for the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission in this case; 2. That it does hereby recommend to the City Council certification of a Mitigated Negative Declaration of Environmental Assessment 98-360 for Tentative Tract 28867 subject to the Mitigation Monitoring Plan and the subdivision Conditions of Approval on file in the Community Development Department. P ApaearesoTT28867Trad.wpd Planning Commission Resolution 98- PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 281h day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PApaearesoTT28867Trad.wpd Appendix I Environmental Checklist Form 1. Project Title: ENVIRONMENTAL ASSESSMENT 98-360 AND TENTATIVE TRACT 28867 2. Lead Agency Name and Address: City of La Quinta P. O. Box 1506, La Quinta, CA 92253 3. Contact Person and Phone Number: Leslie Mouriquand - (760)777-7125 4. Project Location: Del Gato Drive, Masters Circle, Claret Cove, and Latrobe Lane, within the Tradition Club southeast of 52nd Avenue and Avenida Bermudas 5. Project Sponsor's Name and Address: Winchester Development Company, LLC 41865 Boardwalk, Suite 101 Palm Desert, CA 92211 6. General Plan Designation: Low Density Residential 7. Zoning: LDR 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Reconfiguration of Phases 3 and 4 of Tract 28470 to create an additional 32 residential lots 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. The project is surrounded on the west and north by residential uses. To the south and east is open space. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) None identified. PAEAck1ist-98-360.wpd -1- Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project modification, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Population and Housing Geological Problems Water X Air Quality Determination Transportation/Circulation Biological Resources Energy and Mineral Resources Hazards Noise Mandatory Finds of Significance (To be completed by the Lead Agency.) On the basis of this initial evaluation: Public Services Utilities and Service Systems Aesthetics Cultural Resources Recreation I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared 11 I find that although the proposed project modification could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 11 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 11 I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (be) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature LESLIE MOURIOUAND Printed Name July 28, 1998 Date The City of La Quinta For 2 -2- Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. PAEAcklist-98-360.wpd -3- Sample question: I. 11. Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) (Attached source list explains that I is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation of zoning? (Source#(s): ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ( ) X c) Be incompatible with existing land use in the vicinity? ( ) X d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? ( ) X e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? ( ) X POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? ( ) I I I X I b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? ( ) X c) Displace existing housing, especially affordable housing? ( ) GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ( ) 0 P: \EAckl ist-9 S-3 60. wpd IV, Issues (and Supporting Information Sources): b) Seismic ground shaking? ( ) c) Seismic ground failure, including liquefaction? ( ) d) Seiche, tsunami, or volcanic hazard? ( ) e) Landslides or mudflows? ( ) f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? ( ) g) Subsidence of the land? ( ) h) Expansive soils? ( i) Unique geologic or physical features? WATER. Would the proposal result in: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact M�M M�� a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? ( ) X b) Exposure of people or property to water related hazards such as flooding? ( ) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ( ) d) Changes in the amount of surface water in any water body? ( ) iv e) Changes in currents, or the course or direction of water movements? ( ) X P AEAcklist-98-360.wpd VI. Issues (and Supporting Information Sources): Potentially Potentially Significant Less Than Significant Unless Significant No Impact :Mitigated Impact Impact f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge X capability? ( ) g) Altered direction or rate of flow of groundwater? ( ) h) Impacts to groundwater quality? ( ) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ( ) AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? ( ) b) Expose sensitive receptors to pollutants? ( ) M�� c) Alter air movement, moisture, or temperature, or cause any change in climate? ( ) X d) Create objectionable odors? ( TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? ( ) M�� b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ( ) I I I X c) Inadequate emergency access or access to nearby uses? ( d) Insufficient parking capacity on -site or off -site? ( ) M�� .4 e VII. Issues (and Supporting Information Sources): e) Hazards or barriers for pedestrians or bicyclists? ( ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact f) Conflicts with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? ( ) X g) Rail, waterborne or air traffic impacts? ( ) BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? ( ) b) Locally designated species (e.g., heritage trees)? ( c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? ( ) d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? ( e) Wildlife dispersal or migration corridors? ( VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? ( ) b) Use non-renewable resources in a wasteful and inefficient manner? c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? [M__ 7�mml im = P AEAckl ist-98-3 60. wpd " d t IX. 0 XI. Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? X b) Possible interference with an emergency response plan or emergency evacuation plan? ( ) X c) The creation of any health hazard or potential health hazard? ( ) X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? X NOISE. Would the proposal result in: a) Increases in existing noise levels? ( ) X b) Exposure of people to severe noise levels? ( ) PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? ( ) b) Police protection? ( ) c) Schools? ( ) d) Maintenance of public facilities, including roads? ( ) e) Other governmental services? ( ) M�� M�� M � '4 Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? ( ) X b) Communications systems? ( ) x c) Local or regional water treatment or distribution facilities? ( ) X d) Sewer or septic tanks? ( ) X e) Storm water drainage? ( ) X f) Solid waste disposal? ( ) X g) Local or regional water supplies? ( ) X XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ( ) X b) Have a demonstrable negative aesthetic effect? ( ) X c) Create light or glare? ( I I X XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ( ) X b) Disturb archaeological resources? ( ) X P:\EAcklist-98-360.wpd Issues (and Supporting Information Sources): c) Affect historical resources? ( d) Have the potential to cause a physical change which would affect unique ethnic cultural values? ( ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact Fm--�MmI e) Restrict existing religious or sacred uses within the potential impact area? ( ) X XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ( ) b) Affect existing recreational opportunities? ( XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? 0 c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directory or indirectly? P AEAckl ist-98-360.wpd XVIL EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analysis used. Identify earlier analysis and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. P: \EAck1 ist-98-360.wpd INITIAL STUDY - ADDENDUM I_W ENVIRONMENTAL ASSESSMENT 98-360 Supplemental to Mitigated Negative Declaration for Environmental Assessment 96-333 Tradition Project: Tentative tract Map 28867 Applicant: Winchester Development Company, LLC 78-150 Calle Tampico La Quinta, CA 92253 Prepared by: City of La Quints Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 July 21, 1998 TABLE OF CONTENTS 1 INTRODUCTION...................................................... 3 1.1 Project Overview ..................................................... 3 1.2 Purpose of Initial Study ................................................ 3 1.3 Background of Environmental Review .................................... 3 1.4 Summary of Preliminary Environmental Review ............................ 4 2 PROJECT DESCRIPTION ............................................... 4 2.1 Project Location and Environmental Setting ................................ 4 2.2 Physical Characteristics................................................ 4 2.3 Operational Characteristics ............................................. 4 2.4 Objectives........................................................... 4 2.5 Discretionary Actions .................................................. 4 2.6 Related Projects...................................................... 5 3 ENVIRONMENTAL ASSESSMENT ...................................... 5 3.1 Land Use and Planning ................................................ 5 3.2 Population and Housing ............................................... 7 3.3 Earth Resources .................................................... 18 3.4 Water............................................................ 11 3.5 Air Quality........................................................ 15 3.6 Transportation/Circulation............................................ 17 3.7 Biological Resources ................................................ 19 3.8 Energy and Mineral Resources ......................................... 21 3.9 Hazards........................................................... 22 3.10 Noise............................................................. 23 3.11 Public Services ..................................................... 24 3.12 Utilities........................................................... 26 3.13 Aesthetics......................................................... 29 3.14 Cultural Resources .................................................. 30 3.15 Recreation......................................................... 31 4 MANDATORY FINDINGS OF SIGNIFICANCE ........................... 32 5 EARLIER ANALYSIS .................................................. 33 2 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed Tentative Tract Map 28867 which would modify Tract 28470 Phases 3 and 4 in order to create an additional 32 residential lots within the Tradition Club. On April 1, 1997, the City Council approved Resolution 97-26, certifying a Mitigated Negative Declaration for Environmental Assessment 96-333. Environmental Assessment 96-333 assessed the impacts of Tract 28470 as originally proposed. This environmental assessment examines the impacts associated with the proposed additional 32 lots. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the proposed modification of Tract 28470, the City of La Quinta Community Development Department staff has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed subdivision. The purposes of the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the following: To provide the Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact for the tentative tract map; To enable the applicant, or the City of La Quinta, to modify the project, mitigating adverse acts before an EIR is prepared, thereby enabling the project to qualify for a Mitigated Negative Declaration of Environmental Impact; To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed subdivision; To facilitate environmental review early in the design of the subdivision; To provide documentation for the findings in a Mitigated Negative Declaration that the proposed subdivision will not have a significant effect on the environment; To eliminate unnecessary EIR's; and, To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed tentative tract application was deemed subject to the environmental review requirements of CEQA. This Initial Study Checklist and Addendum was prepared for review and recommendation by the City of La Quinta Planning Commission and certification by the City Council. �+ it 1 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates there is a potential for adverse environmental impacts to aesthetics issues contained in the Environmental Checklist after mitigation. The degree of this adverse impact is not significant. As a result, a subsequent Negative Declaration of Environmental Impact will be recommended for this project modification. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, California. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal lands to the south. The City of La Quinta was incorporated in 1982. The specific location of Tentative Tract 28867 is in the central and southern portions of the Tradition Club development, Phases 3 and 4 of Tract 28470. The Tradition project is bounded on the west by Avenida Bermudas; on the north Avenue 52; on the east and south by the Coral Reef hillsides. 2.2 PHYSICAL CHARACTERISTICS The proposed subdivision is a request to modify Tract 28470 to reduce the size of existing residential lots to create 32 additional residential lots. The lots and streets created by TT 28470 are graded and are ready for development. Proposed TTM 28867 would reconfigure the existing lots into smaller lots with sizes ranging from 13,904 square feet to 25,506 square feet. 2.3 OPERATIONAL CHARACTERISTICS The proposed tentative tract would allow for more lots on which to build more custom houses. The lots are within a private gated community. 2.4 OBJECTIVES The objective of the proposed tentative tract is to increase the number of lots available for sale within the Tradition Club. 2.5 DISCRETIONARY ACTIONS The following discretionary approvals will be required for this project: Certification of the Environmental Assessment 98-360; and, Approval of Tentative Tract Map 28867. rd r r) 2.6 RELATED PROJECTS The proposed tentative tract map is related to the previously approved Tract 28470, in that the proposed subdivision is a reconfiguration of Phases 3 and 4 of TTM 28470. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the proposed addition of the 32 lots. The CEQA Checklist issue areas are evaluated in this addendum. For each checklist item, the environmental setting is discussed, including a description of the existing conditions within the City and the areas affected by the proposed subdivision. Thresholds of significance are defined either by standards adopted by responsible or trustee agencies, or by referring to criteria in CEQA (Appendix G). 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The valley is abundant with both desert plant and animal life. The topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmental Setting Tract 28470 is located at the southern terminus of Washington Street, south of Avenue 52, east of Avenida Bermudas. The land is partially developed with a golf course, flood control facilities, club house, maintenance building, cart barn, and new custom homes. Proposed Tentative Tract 28867 is located in the southern portion of Tract 28470. A. Would the project modification conflict with the general plan designation or zoning? No Impact. In 1996, through a city-wide Zoning Ordinance Update, the R-2 designation was reclassified as RL (Low Density Residential District), and the HC to Open Space (OS). That area included in the flood and drainage facilities on -site is designated as FP (Flood Plain District) on the City's Zoning Map, and W (Watercourse) on the General Plan. The portion of the project that is subject to the requested subdivision is zoned RL and designated as Low Density Residential on the General Plan Land Use Diagram. Adjacent land uses and their designations surrounding the Tradition Club consist of new Avenue 52 along the northern boundary, with scattered residential north of that, cove residential to the west, vacant natural areas and flood control facilities to the south, and ranch properties and steep hillsides to the east. At the northwest corner is a City park and a fire station. The adjacent land use 5 -, r. f) designations and zoning districts consist of RC (Cove Residential) to the west, OS (Open Space) to the south and southeast, RL (Low Density Residential) to the east and north, MC (Major Community Facilities) and PR (Parks and Recreation) to the northwest. These adjacent land uses and designations are compatible with the proposed addition of the 32 lots. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies pertinent to this project are identified in La Quinta's General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. The addition of the 32 lots does not appear to conflict with any of the City's environmental policies or plans (Source: Zoning Ordinance; La Quinta MEA; La Quinta General Plan). C. Would the project modification be incompatible with the existing land use in the vicinity? No Impact. The project is designated LDR and RL. The surrounding properties to the west and north are also designated for residential land uses. Land to the south and east are designated as Open Space. Thus there is no anticipated impact for this issue. D. Would the project modification affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land uses extant in the south and southeastern portions of the City. Historically, there has been farming activity in several sections of the City, however, that has largely been replaced by resort and residential development over the past 15 years. The property involved in the Tradition project has been disturbed by farming activities since 1902, and periodic flood events. Active farming of the property ceased several years ago in anticipation of development. There are only relic farming activities adjacent to the east of the project site. The historic ranch located adjacent to the east is not currently under cultivation. Thus, no impact on any agricultural resources or operations in the immediate area is likely to result from the proposed addition of these 32 lots (Source: La Quinta General Plan; Site Survey). E. Would the project modification disrupt or divide the physical arrangement of an established community (including a low-income minority community)? No Impact. The subdivision will be developed with custom single family lots for general market sale. A private clubhouse and 271 acre 18-hole golf course have already been developed, along with a clubhouse, maintenance building, cart barn, and a half -way house. The proposed reconfiguration of lots as indicated in TTM 28867 will not affect the physical arrangement of the existing neighborhoods (Sources: Site Survey; Line of Sight Exhibits for TTM 28470). 6 „- 3.2 POPULATION AND HOUSING Regional Environmental Setting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, making the City the second fastest growing city in the Coachella Valley. During that time period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050. These figures are based upon information provided by the U.S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10% in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: Community Development Department). The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the City's population (Source: 1990 Census). In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents (Source: Community Development Department). The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68 percent of the available housing stock. The housing unit breakdown is as follows: 8,624 detached single family, 481 multi -family units, and 247 mobile homes. The average number of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are approximately $117,400 which is lower than the average for Riverside County ($120,950), but less than other Southern California counties (Source: 1990 Census). Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native American. The 1990 Census indicates that 81% of the La Quinta residents are high school graduates and 21% are college graduates (Source: Census/Estimates). Local Environmental Setting The area encompassed within the proposed tract consists of a 82.56 acre area within a developing private country club. The area, including streets, has been graded according to TTM 28470. A. Would the project modification cumulatively exceed official regional or local population projections? Less Than Significant Impact. With the proposed modification of adding the 32 lots, the development planned for the Tradition project will ultimately result in the construction of 290 single family residences. TTM 28867 proposes to reconfigure 92 lots to create an additional 32 lots for a total of 124 residential lots, and 7 lettered lots for roadways. While the City's average 7 ,� r population is 2.85 per dwelling unit, the proposed project is projected to have a lower per unit population given the fact that it will be a private country club with high -end custom home lots. Typically, people buying into this type of project are among the high income individuals, usually older, with grown children no longer living with them. Often they will be seasonal residents, as opposed to permanent residents. Using the factor of 1.94 people per unit, the potential build -out population for the 32 additional units could be 62 people. Sixty-two people combined with the 258 lots having a build out of 501 people will total a population of 563 new residents within the Tradition Club. The proposed subdivision will have a slight cumulative effect upon the local or regional population projections. B. Would the project modification induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? No Impact. Increasing the lots by 32 will not impact major infrastructure as infrastructure has already been approved for and partially installed for the Tradition Club. Phase 2 has had all of the utility infrastructure completed, and all of the roads are completed. Phase 3 is currently having the utility infrastructure completed, and part of the roads are completed. C. Would the project modification displace existing housing, especially affordable housing? Less Than Significant Impact. The proposed subdivision will have an impact upon existing housing, in that there would be an additional 32 residential lots created for house construction. 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a relatively flat, but gently sloping topography, except for the hillside area on the southern and western portions of the City. Elevations in the southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits (Southland Geotechnical 1996:6). Local Environmental Setting A review of historical aerial photographs indicates that the site has been farmed in the distant past. The elevation of the property ranges from approximately 42 to 1,482 feet above mean sea level (Source: TTM 28470; USGS La Quinta Quad Map). A large portion of the project site will not be developed, as it is located in the steep, rocky Coral Reef Mountains. There is an inferred earthquake fault line located approximately '/z mile to the south of the southern boundary of the parcel, and one 3/4 mile to the east. There has been no recorded activity along these fault lines, thus there is a low probability for such activity to occur. The City of La Quinta lies in a seismically active region of Southern California. Faults in the region include the San Andreas and Mission Creek faults located several miles to the north and west. The project lies within Groundshaking Zone III with Zone 12 being the most hazardous (Sources: Riverside County Comprehensive General Plan; La Quinta General Plan; La Quinta MEA). A Preliminary Soil Investigation was conducted on the entire Tradition Club project site, in November 1984, by Buena Engineers, Inc. The report was prepared for Tract 20328, the Sand Pebble Country Club. This report identifies three soil types on the property, light brown slightly silty fine to course sand and gravel, light brown silt and very fine sand, and brown silty fine to medium sand with some gravel. The investigation included ten borings drilled in various portions of the project site. The report states that the bearing soils showed expansion indices of zero when tested. All indications are that the soils on the site will allow for the proposed development, including single family houses. A. Would the project modification result in or expose people to potential impacts involving seismicity: fault rupture? No Impact. The proposed modification of lots will not have any effect upon fault rupture issues. This issue was previously assessed in EA 96-333 for the entire project. Mitigation measures for this issue were made a part of the conditions of approval for the entire project. B. Would the project modification results in or expose people to potential impacts involving seismic ground shaping? No Impact. The proposed modification will not have any effect upon ground shaking issues. This issue was previously assessed in EA 96-333 prepared for the entire project, with mitigation measures required. C. Would the project modification result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? No Impact. The proposed modification will not have any effect upon ground failure or liquefaction issues. This issue was previously assessed in EA 96-333 prepared for the entire project, with mitigation measures required. Liquefaction is not considered a potential hazard since the groundwater is believed to be deeper than 50 feet (the maximum depth that liquefaction is known to occur) (Source: Southland Geotechnical 1996:8). D. Would the project modification result in or expose people to potential impacts involving seismicity: seiche, tsunami or volcanic hazard? 9 {' No Impact. The City is located in an inland valley, separated from the Pacific Ocean by mountain ranges, and would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some moderate wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect this project in the event of a levee failure or seiche because the lake is on the other side of the Coral Reef Mountains (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map). E. Would the project modification result in or expose people to potential impacts involving landslides or mudflows? No Impact. No mudflows are anticipated for the proposed reconfiguration of the lots, as the adjacent hills and mountains are formed of rocky granitic material. The general area of the project site is protected from flood waters by earthen training dikes and retention basins that are located at the southern boundary of the project, and existing retention basins and drainage channels within the Tradition Club project site. Additional on -site retention basins are proposed for the project site that will be incorporated into the 18-hole gold course features (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; TT 28470). F. Would the project modification result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? Less Than Significant Impact. The proposed reconfiguration of lots could have a slight effect upon erosion, excavation, grading or fill issues as the lots will have to be regraded into the proposed configuration. A new grading plan and geotechnical report will be required for the proposed subdivision that will be reviewed for these concerns by the Community Development Department and the Public Works Department. Conditions of approval will then be attached to the grading permit to prevent and mitigate erosion or soil stability issues. G. Would the project modification result in or expose people to potential impacts involving subsidence of the land? No Impact. The project site is not located in an area designated for subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground (Source: La Quinta MEA). The geotechnical report prepared for this new subdivision shall address any soil stability issues. H. Would the project modification result in or expose people to potential impacts involving expansive soils? Less Than Significant Impact. The underlying soils on the proposed subdivision area have a low potential for expansion, thus future construction is not expected to be subject to problems from soil expansion. The City requires compliance with the Uniform Building Code and the recommendations of a soils investigation report prior to issuance of building and grading permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area). 10 `'a 1. Would the project modification result in or expose people to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located in the eastern portion of the project site. The proposed subdivision will create additional residential lots that will increase the density of the Tradition Club development. Refer to the discussion on Aesthetics in this document. 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing (potable) water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal. The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a necessary in the near future. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial 11 runoff. The steep gradien'. of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. La Quinta is protected from this runoff by the existing flood control facilities located throughout the City. One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Without controls, total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater runoff. The National Pollutant Discharge Elimination System (NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta participates. La Quinta is protected from storm water runoff by a stormwater system designed by Bechtel for the Coachella Valley Water District to protect currently developed and potentially developable areas of the City from damage during a major rainflood event. The system project was based on a flood control plan for the general area developed by Bechtel for the District in 1970. Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1). Local Environmental Setting The Tradition Club does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately two miles to the southeast, on the other side of the Coral Reef Mountain. The Whitewater River channel is located slightly over 3 miles to the north of the project site, but is dry except during seasonal storms. The La Quinta Stormwater Channel is located approximately 1 mile to the north is a part of the community -wide network of flood control facilities. The City currently has only limited areas which are still subject to storm water flow or flooding. Flood prone areas are designated with a specific zoning district (Watercourse, Watershed and Conservation Areas: W-1). The intent of this zoning district is to allow development in flood prone areas based upon the submittal of a drainage and stormwater control plan. The City also implements flood hazard regulations for development within flood prone areas. Existing flood control facilities on the proposed project site are a part of the City-wide Stormwater Project - East La Quinta System. The facilities were designed by a previous developer's engineer, with the design reviewed by Bechtel. Construction of these facilities was completed in mid-1988, by E. L. Yeager Construction Company. The East La Quinta System intercepts and controls runoff originating in the drainage area in the foothills east and southeast of Avenida Bermudas, and from the presently developed area of the City of La Quinta south of Calle Durango. The system consists of the Upper Training Dike, Calle Tecate Detention Basin, East La Quinta Channel, Avenida Bermudas Detention Basin, the proposed Tradition project site facilities, and a 60-inch diameter buried stormwater conduit. The detention basin on the project site has a storage volume of about 520 A.F. below El. 59, while maintaining a minimum one foot freeboard (Source: Bechtel Civil, Inc. 1989). 12 A Hydrology/Hydraulic Report was prepared for the Tradition Club project site, in October 1996, by Keith International, Inc.. The project proposes areas north of the detention basin to provide for on site retention. Runoff from the residential, clubhouse, and golf course areas will be conveyed to depressions located within the golf course. The retention areas have been integrated into the golf course grading plan as golfing amenities. The basin sizing is based on the total run off from a 24 hour - 100 year event. Five basins are proposed with the following locations and capacities: Basin Hole # Basin Capacity 16 7.90 acre feet 2 Driving Range 83.50 acre feet 3 4 14.50 4 2 & 3 31.30 41.80 (lake) The hydrology study modeled the 100-year and 10 year storm events to determine which storm will generate the greatest storm volume. The results will be utilized to determine the size of the retention basins. It was determined that historic flows are retained onsite, thus the development within the tradition Club must retain all of the flows onsite (Source: Keith International. Inc. 1996). A. Would the project modification result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Less Than Significant Impact. The proposed subdivision must drain in accordance with the approved master drainage plan for the Tradition Club. An approved drainage plan and study was prepared by Keith International, Inc., October 1996. There could be slight changes in absorption rates, but not drainage patterns or surface runoff as a result of the proposed subdivision. Absorption rates are altered by the paving of streets, building of homes, and landscaping of yards, landscape lots, and the golf course. The traditional historical drainage pattern will be maintained as is required by the City. Retention basins and other facilities will catch and hold the surface runoff storm water on -site. B. Would the project modification result in exposure of people or property to water -related hazards such as flooding? No Impact. The project site is within the X designated flood hazard area. The X Zone consists of areas of 500-year flood and areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile, and areas protected by levees from 100-year flood. There are existing on -site flood control or drainage facilities on the property, that were constructed by the Coachella Valley Water District as part of the East La Quinta Storm Drain system. These improvements were coordinated with an earlier planned golf course development, formally known as the "Heritage Country Club". The Tradition project intends to fully utilize these existing 13 improvements and integrate them into the overall development and drainage system. The existing structures and basins will remain in place. The new design will maintain all structure capacities and volumes. Even with the additional 32 lots, the Tradition project is significantly less dense than the earlier "Heritage Country Club", reducing the runoff rate and flood volumes to these existing structures. The development has submitted a drainage plan which will include 5 additional retention basins and drainage improvements onsite (Source: Keith International, Inc. 1996). C. Would the project modification result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Runoff from the project site is already required to be directed into the five proposed retention basins and be controlled by existing drainage facilities. There are no existing bodies of surface water on or adjacent to the project site. Five lakes have been constructed on the golf course which also function as retention areas (Source: Site Survey; Coachella Valley Water District; TT 28470). The reconfiguration of the lots would have no impact on discharge into surface waters or alter surface quality. D. Would the project modification result in changes in the amount of surface water in any water body? No Impact. There are no natural bodies of surface water on the lots within the proposed subdivision area. There are man-made golf course lakes within the golf course that are designed to serve as flood water retention facilities. The proposed subdivision does not indicate any changes to the amount of surface water entering into these lakes. E. Would the project modification result in changes in currents, or the course or direction of water movements? Less Than Significant Impact. The proposed lot configuration will not have any direct effect upon currents or water movements as the lots within the are not adjacent to any body of water. F. Would the project modification result in changes in quantity of ground waters, either through direct additions or withdrawal, or through interception of an aquifer by cuts or by excavations? Less Than Significant Impact. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. The Tradition project will consist of single family units and the golf course. Potable water to service this development will most likely come from existing groundwater wells in the near vicinity and a new well to be located by the third green. The golf course is irrigated from existing wells on the project site. These wells were formerly used for agricultural irrigation and are in working order. The Planning Standard for residential water consumption is 315 Gal/DU/Day. The increased day water consumption would be 32 units x 315 Gal/DU/Day = 10,080 Gallons for the single family residential use. The Coachella Valley Water District has stated that it will furnish domestic water and sanitation service 14 to the project, but will eventually need additional facilities to provide for expansion of its domestic water system because of the development throughout its service area. These new facilities may include wells, reservoirs, and booster pumping stations. Water from the Coachella Canal is also available for irrigation of the golf course and green belt areas that are within Improvement District No. 1 (Sources: La Quinta MEA; Application Materials; Coachella Valley Water District). G. Would the project modification result in altered direction or rate of flow of groundwater? Less Than Significant Impact. The proposed reconfiguration of the lots would not have a cumulative effect on groundwater wells. It is not anticipated that there will be any significant alteration to the direction of flow of the groundwater supply. H. Would the project modification result in impacts to groundwater quality? Less Than Significant Impact. The reconfiguration of the lots within the subdivision may increase the concrete and asphalt pavement of portions of the site, and golf course pathways. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into on -site basins channels, lakes, and pipes. Following any additional heavy rain, contaminates could be transported into the basins or into the nearby storm drains that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated with the reconfiguration to be less than significant. Golf course lake best management practices will be required to be implemented in order to minimize surface water pollution. The applicant has already been required to line the golf course lakes with an impermeable product with a hard edge grouted in, in order to protect groundwater supplies. I. Would the project modification result in substantial reduction in the amount of ground water otherwise available for public water supplied? Less than Significant Impact. The proposed 32 lot reconfiguration will result in additional cumulative impacts on water supply. However, this impact is not anticipated to be significant. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization of SCAQMD and requirements is found in the La Quinta MEA. The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U. S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. The SCAQMD samples air at over 32 15 'J O monitoring station in and around the Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity, and by vehicles traveling on unpaved roads, among other causes. Local Environmental Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring stations, one located in the City of Palm Springs, and the other in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The station has been collecting data for ozone and particulates since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate and has been in operation since 1985. A. Would the project modification violate any air standard or contribute to an existing or projected air quality violation? Potentially Significant finless Mitigated. The South Coast Air Quality Management District C_ EQA Air Quali1y Handbook indicates that the threshold for significance in single family development is at 170 units. Above 170 units may result in a significant impact to the air quality, unless mitigation is implemented. To assess the potential impacts of this project, a computerized air quality analysis was conducted by Community Development staff. The assessment, contained in EA 96-333, indicated that the proposed project would produce temporary construction emissions during the construction of the original 241 single family home sites. Emissions produced during construction would vary daily depending on the type of activity. Emissions would be generated during grading, frame building and other construction activities. The addition of 32 lots would cumulatively increase the projected air quality impacts (Source: Screen.xls). Mitigation measures are included in Environmental Assessment 96-333 to lessen the impacts identified for the entire Tradition Club development to a level of insignificance. These mitigation measures should be incorporated by reference for TT 28867. B. Would the project modification expose sensitive receptors to pollutants? 16 ..� t Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and recreation centers, medical facilities, rest homes, and other land uses that include concentration of individuals recognized as exhibiting particular sensitivity to air pollution. The adjacent land uses consist of residential to the west and north, residential development to the northeast, and open space to the south and east. The closest schools located to the proposed project are Adams Elementary School located north of Calle Tampico and west of Washington Street, and the La Quinta Middle School and Truman Elementary School located east of Washington Street and north of Avenue 50. The closest existing public park is the Fritz B. Burns Park located near the northwest corner of the Tradition Club. The Ambient Air Quality Standards (AAQS) are designed to protect that segment of the public most susceptible to respiratory distress or infection, referred to as "sensitive receptors." (Sources: La Quinta General Plan; Site Survey). C. Would the project modification alter air movements, moisture, temperature, or cause any change in climate? Less Than Significant Impact. The proposed lot reconfiguration is not anticipated to result in any significant impact upon this issue area. All proposed 124 home sites would be required to meet the development and architectural standards contained in the Tradition Club Design Guidelines. Moisture content may increase as the golf course and individual yards are planted and irrigated. Swimming pools would add to the moisture index of the area. There are no significant climatic changes anticipated with the fixture development of the parcels, and there is no feasible mitigation for this issue. The applicant is not proposing any alternative designs for this project modification. D. Would the project modification create objectionable odors? Less Than Significant Impact. The proposed lot reconfiguration will not result in development which may create objectionable odors, such as waste hauling or chemical products. Vehicles traveling on nearby and internal project streets generate gaseous and particular emissions that may be noticeable on the project site. However, these would be short-term odors that should dissipate quickly (Source: Site Survey). 3.6 TRANSPORTATIONlCIRCULATION Regional Environmental Setting La Quinta is a desert community of over 19,400 permanent residents. The City is 31.18 square miles in size, with substa rdal room for development. The existing circulation system is a combination of early road work constructed in the 1930's by Riverside County and new roadways since incorporation of the City in 1982. Ivey roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early spring months representing the peak tourist season and highest traffic volumes. There is a relatively low incidence of automobile accidents at the intersection of Washington Street and 52"d Avenue (Source: Public Works Department; La Quinta MEA). 17 Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by Sun Line Transit Agency. One bus route along Washington Street connects the Cove and Village areas with the community of Palm Desert to the west. Two lines operate along Highway I I I serving trips between La Quinta and other communities in the desert. There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. These facilities, both existing and future, are designated in the La Quinta General Plan. Local Environmental Setting The subject project site is generally located south of the southern terminus of Washington Street, east of Avenida Bermudas. Washington Street is classified as a major arterial with a 120 foot right- of-way. The intersection of Washington Street and 52"d Avenue is currently controlled by 4-way stop signs. Avenida Bermudas is classified as a secondary arterial with an 80-foot right-of-way. Avenida Bermudas is located along the western boundary of the project site. It is designated as a bikeway corridor. The La Quinta General Plan gives design standards for the various street classifications. According to the standards for major arterials, the projected buildout traffic volume for Washington Street, north of the subject property will exceed the volume range. It is projected that Washington Street will experience a daily traffic volume of 52,600 south of 50' Avenue, at buildout, providing a Level Of Service D (LOS-D). LOS-D has unstable flow with poor progression and frequent cycle failures. This is considered the limit of acceptable delay. LOS F has oversaturation with arrival flow rates exceeding the capacity of the intersection and is considered unacceptable to most drivers. A more detailed explanation of buildout traffic conditions and levels of service is found in the La Quinta General Plan. A discussion on this issue is found in EA 96-333, prepared for the Tradition Club TTM 28470, in 1996. A. Would the project modification result in increased vehicle trips or traffic congestion? Potentially Significant Unless Mitigated. Even with the proposed additional lots, the housing units for the Tradition Club development are less than what was used in the "build -out" traffic model for the 1991 La Quinta General Plan. Approximately 320 additional daily vehicle trips may be generated by the proposed addition of 32 residential lots, using a factor of 10 trips per unit. The additional lots will not result in additional vehicle trips that will exceed that anticipated by the build -out scenario contained in the City's 1992 General Plan. B. Would the project modification result in hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? Less Than Significant Impact. No modification is being requested to the existing roadways or the circulation system. 18 is the most typical environment found in the Coachella Valley. It is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful. The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and rats are all common rodent species in this environment. The black -tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area. The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding mountains. The transition is gradual and involves an intermingling of vegetation types typically found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher rainfall. Where creosote bush and bur -sage dominated in the desert scrub areas, cacti become more abundant and ocotillo dominate on the upper portions of alluvial fans, bajadas, and rocky mountain slopes. The La Quinta General Plan identifies the property as being within the habitat of the Fringe -toed Lizard. In addition, there have been sightings of the endangered plant, California ditaxis, in the general area of the project (Sources: Site Survey; La Quinta MEA). A. Would the project modification result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? No Impact. The proposed lot reconfiguration will involve the regrading of already graded lots, and will have no increased impacts. The City transmitted application materials for TTM 28867 to California Fish and Game and the U.S. Fish & Wildlife Service on June 16, 1998, for review and comments. No written response has been received from either agency as of July 10, 1998. B. Would the project modification result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta, or on the proposed TTM 28867 project area. C. Would the project modification result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found in or near the project site. 20 J D. Would the project modification result in impacts to wetland habitat (e.g. marsh, riparian, and vernal pool)? No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools on the project site or nearby. E. Would the project modification result in impacts to wildlife dispersal or migration corridors? No Impact. The proposed lot reconfiguration of the lots affects an area which has already been graded and is not within a wildlife corridor. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in La Quinta come from the Imperial Irrigation District (IID), Southern California Gas Company, and various gasoline companies. Local Environmental Setting There are no oil wells or other fuel or energy producing facilities or resources on or near the area affected by the lot reconfiguration. While the project site is undeveloped, there is no significant resource to be mined, such as rock or gravel. The Tradition Club is located within MRZ-1 and MRZ-3. The MRZ-1 designation is applied to those areas where adequate information indicates that no significant mineral despots are present or where it is judged that little likelihood exists for their presence. The MRZ-3 designation is for those areas containing mineral deposits the significance of which cannot be evaluated from available data. The northern portion of the Tradition Club is within an area of Prime Agricultural Soils (Source: La Quinta MEA; Site Survey; EA 96-333). A. Would the project modification conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan. However, the City does have a Transportation Demand Management ordinance in place that focuses on the conservation of fuel and travel to large commercial centers. The Housing Element contains requirements for efficiency in housing construction and materials, thus reducing energy consumption. Future development will be required to meet Title 24 energy requirements. B. Would the project modification use non-renewable resources in a wasteful and inefficient manner? 21 Less Than Significant Impact. Natural resources that may be used by the additional 32 housing units include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction and operation. Title 24 requirements shall be complied with for energy conservation for the new units. Any landscaping for the additional units will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District (Source: La Quinta MEA; Water Conservation Ordinance; Coachella Valley Water District). C. Would the project modification result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? No Impact. TTM 28867 is within the MRZ-3 Mineral Resource Area. Minerals in this zone have not been evaluated for significance from available data. The subdivision site has been graded and is planned for single family- residential development. 3.9 HAZARDS Regional Environmental Setting Exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, although transportation of such material out of, and around, La Quinta takes place. Local Environmental Setting In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The project site has not been used for any type of manufacturing or industry, and there has not been any known dumping of hazardous substances on the property (Sources: Site Survey; Aerial Photos). A. Would the project modification involve a risk of accidental explosion or release of hazardous substances (including not limited to oil, pesticides, chemical, or radiation)? Less Than Significant Impact. There is a minimal risk of exposure from swimming pool chemicals and pesticides that may be used by residents of the proposed 32 future home sites within the project. B. Would the project modification involve possible interference with an emergency response plan or emergency evacuation plan? 22 f Less Than Significant Impact. Construction activities relating to the reconfigured lots will be confined to the area encompassed with proposed Tract 28867. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be implemented whenever required (Source: TTM 28867). The Fire Department's requirements for emergency access to the Tradition project are unaffected by the lot reconfiguration. C. Would the project modification involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with the proposed lot reconfiguration beyond those normally associated with a residential construction project (Source: TTM 28867). D. Would the project modification involve exposure of people to existing sources of potential health hazards? No Impact. There are no identifiable health hazards with the area comprising Tract 28867. The proposed lot configuration is not expected to create any health hazards. All development within the Tradition Club including the residential development within Tract 28867 will be required to conform to zoning standards and all applicable health and safety codes. E. Would the proposed modification involve increased fire hazard in areas with flammable brush, grass, or trees? Less Than Significant Impact. The Tradition Club is on an alluvial fan with sparse natural vegetation due to disturbance from previous mass grading for the flood control facilities on the project site and the grading previously completed for the Tradition project. Thus, there is a very low fire potential from brush, grass, or trees. 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources within and outside the City boundaries. The major sources of noise include vehicles on City streets and Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterial roadways. Local Environmental Setting The ambient noise level at the project site is dominated by vehicle traffic noise from Washington Street and Avenue 52. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest residential use is located adjacent to the east and north of the project site. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45. The General Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60. A noise study has been prepared for the Tradition Club development. 23 `1 1 A. Would the project modification result in increases in existing noise levels? Potentially Significant Unless Mitigated. An acoustical study of the Tradition Club development were conducted in December, 1996, by Gordon Bricken & Associates. The reports state that noise levels are dominated by vehicular traffic on Avenue 52 to the north, and Avenida Bermudas to the west. No other significant sources of noise were noted during the site visit. The report discusses the design of the then proposed master project and recommends mitigation measures to protect the proposed homes from street noise. Mitigation includes the construction of at least a 6 foot solid wall along the perimeter of the project, and constructing to meet certain criteria to ensure an outdoor -to -indoor noise intrusion of no greater than 45 dBA. These criteria are contained in the acoustical study and were made part of the Conditions of Approval and the Mitigation Monitoring Plan for TTM 28470 (Source: Gordon Bricken & Associates 1996). In order to ensure compliance with the recommendation of the acoustical study, the pad elevations on several lots along Avenida Bermudas have been reduced. The wall will not only define the project's boundaries, but will serve to mitigate sound attenuation impacts. B. Would the project modification result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. The existing CNEL along Washington Street, Avenue 52, and Avenida Bermudas corridors adjacent to the Tradition Club is 60+ dBA. The interior of the Tradition Club, next to Ave. Bermudas, is between 50 and 60 dBA for that area close to the Coral Reef Mountains is less than 50 dBA (Source: La Quinta MEA). The proposed lot reconfiguration will not result in impacts associated with construction activities beyond those analyzed in Environmental Assessment 96-333. 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing facilities located in the City of Indio. There is a small substation located within City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Currently, there are three officers per shift with three staggered shifts per day to serve La Quinta. In addition to patrol, there is also a target team, Community Services Officer, and School Resources Officer assigned to the City (Source: 101-301 Police Services Supporting Information). 24 Fire protection service is provided to the City by Riverside County Fire Department through a contractual arrangement. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved (Source: La Quinta MEA). Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department). Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillside areas are virtually barren and the scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There are two elementary schools, one middle school, and one high school within the City. The City is also within the College of the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast future facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but overserved in terms of volumes (Source: La Quinta MEA). Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in the 111 Center. The Eisenhower Medical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The nearest City fire station to the project site is Station #32 located at the northwest corner of the project site. Governmental services in La Quinta are provided by City staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. The project site will be serviced by the local schools. A. Would the project modification have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Less Than Significant Impact. The proposed lot reconfiguration could slightly increase the need for fire protection due to the construction of the proposed 32 additional residential units. However, development of the Tradition project is required to comply with the fire flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire access will be required through 25 the design of the project streets and setbacks between structures. Other code requirements (such as sprinkler systems, construction materials, etc.) shall be complied with (Source: Fire Department, June 9, 1998). B. Would the project modification have an effect upon, or result in the need for new or altered government services in relation to police protection? Potentially Significant Unless Mitigated. Comments have been received by the Sheriff's Department for the Tradition Club development as a whole. The additional 32 lots will not cause significant cumulative impact upon police protection services by the construction of new residential units that will generate calls for various types of police services and protection. C. Would the project modification have an effect upon, or result in a need for new or altered government services in relation to school services? Potentially Significant Unless Mitigated. A response to the lot reconfiguration proposal in TTM 28867 was received from the Desert Sands Unified School District, dated June 8, 1998. The letter states that the proposed project will potentially result in an impact on their school system. The school mitigation fee that is currently collected on all new development at the time building permits are issued will be required of this project. No additional mitigation is requested by the school district (Source: DSUSD letter of June 8, 1998). D. Would the project modification have an effect upon, or result in a need for new or altered government services in relation to the maintenance of public facilities, including roads? Potentially Significant Unless Mitigated. The Tradition project site is already served by existing infrastructure. The proposed lot reconfiguration will not require new and altered services for the maintenance of roadways or other facilities, as internal streets will be private. E. Would the project modification have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, inspection, and planning review needed for the proposed additional lots will be partially offset by application, permit and inspection fees charged to the applicant and contractors. 3.12 UTILITIES Regional Environmental Services The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Media One serves the area for cable television service. 26 The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. The City's stormwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The Tradition Club is adjacent to developed areas on the west, north, and east. The site is former farm land that has been under cultivation until 1996 when the Tradition Club development was approved and began construction activities. A. Would the project modification result in a need for new systems, or substantial alterations to power and gas service? Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been brought in to the community and are available to the project site. It is not anticipated that the lot reconfiguration will require a significant level of electricity or natural gas to result in the need for new systems or alterations to existing systems. The project developer will have to coordinate with IID, CVWD, cable company, and TGC for the timely provision of utilities. A response letter from IID, dated June 29, 1998, was received by the City. The letter states that residential development projects may impact power rates in the IID's service area and may result in higher electric rates in the future years. B. Would the project modification result in a need for new systems, or substantial alteration to communication systems? Less Than Significant Impact. The proposed additional lots would require service from General Telephone Exchange (GTE) for telephone communication, as part of the orderly and continued development of the Tradition Club. The developer will be required to coordinate the installation of telephone service infrastructure with GTE. C. Would the project modification result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less Than Significant Impact. The proposed additional lots would require water service. It is not anticipated that the lot reconfiguration will result in a significant adverse impact upon the water resources of CVWD. Potable water consumption has been discussed in section 3.4 of this 27 J document. A response letter from CVWD has been received that states that the district will furnish domestic water and sanitation service to the entire project. (Source: CVWD letter dated November 14, 1996, and June 18, 1998). D. Would the project modification result in a need for new systems, or substantial alterations to sewer services or septic tanks? Less Than Significant Impact. The proposed lot reconfiguration will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on -site sewer system. A response from CVWD has been received. See discussion above in subsection D (Source: CVWD letter dated November 14, 1996, and June 18, 1998). E. Would the project modification result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The area affected by the lot reconfiguration is part of a developing private community with an existing community -based storm water system. The lot reconfiguration will result in additional construction of buildings, pavement and landscaping, but the incremental increase in stormwater will be handled by the on -site retention facilities already required for the development of the project. The Whitewater River Storm channel is located approximately 3 miles south of the project site. There will be no significant impacts to the channel (Source: Site Survey; La Quinta General Plan). F. Would the project modification result in a need for new systems, or substantial alteration to solid waste disposal? Less Than Significant Impact. The proposed lot reconfiguration will require additional solid waste disposal services from Waste Management of the Desert, the current purveyor of solid waste collection. Solid waste may be transported to the three existing landfills in the Coachella Valley. These landfills are reaching capacity and may be closed in the near future. Development must comply with the City's Source Reduction and Recycling policies. However, other sites or alternative types of waste disposal projects are being considered. Any on -site programs will be coordinated with Waste Management. Solid waste generation is calculated at 4.00 lbs. per person per day (La Quinta General Plan). The densities of the modified lot reconfiguration is still lower than those permitted by the City's General Plan. G. Would the project modifications affect local or regional water supplies? Less than Significant Impact. TTM 28867 as proposed would result in an additional 32 residential lots within a developing private community. The Coachella Valley Water District has submitted a will -serve letter for this subdivision. 28 3.13 AESTHETICS Regional Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. Local Environmental Setting The Tradition project site is located in a predominately residential zoned area in the southern portion of the City. The Cove residential area immediately to the west, allows a maximum height of 17 feet for a single family residence. The proposed project site is in the RL district that allows up to 28 feet in height. However, this development restricts all buildings to 24-feet in height with the exception for houses along Avenida Bermudas that are restricted to 17-feet within a 150-foot wide corridor from Avenida Bermudas right of way, a mitigation for identified aesthetic impacts. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the south and southeast, the alluvial fan area to the southwest, and the open valley floor to the north and northeast (Source: Site Survey; La Quinta MEA; EA 96-333; EA 98-354). A. Would the project modification affect a scenic vista or scenic highway? Potentially significant Unless Mitigated. The proposed subdivision site is located within General Plan designated viewshed No. 1, which includes both distinctive and attractive types of viewsheds. The vistas from the project site include the Coral Reef Mountains adjacent to the east and south, the Santa Rosa Mountains to the south and west, and the valley floor to the northeast. Significant aesthetic impacts due to the six lots on the hillside and houses along Avenida Bermudas negatively impacting views looking east along Avenida Bermudas, were identified by Environmental Assessment 96-333 for TTM 28470, and by Environmental Assessment 98-354 for TTM 28470 Amendment #1 (Source: La Quinta MEA; Site Survey; EA 96-333; EA 98-354). Mitigation for reducing the impact was to reduce the height of the houses from Zoning Code requirement of 28- feet to 17-feet within a 150-foot corridor from Avenida Bermudas and only allow 24-feet high houses. Additionally, large residential lots were approved so as to keep the number of structures to a minimum adjacent to Avenida Bermudas. The area of concern for aesthetic impacts is that area parallel to Avenida Bermudas, along Del Gato Drive. Proposed Tentative Tract Map 28867 will create an additional 9 residential lots along Del Gato Drive, paralleling Avenida Bermudas, by reducing the width of existing lots. Two of these nine lots (between Lots 94 and 105) would be below street grade and still large enough that there would not be a detectable increase in the visual impact to the Coral Reef Mountains. The remaining seven additional lots (between Lots 50 and 68) along Del Gato Drive will be reduced in average width from 136-feet (Tract 28470, Lots 177 through 188) to 88 feet. These additional houses on smaller lots will increase the number of roofs that can have a 35% rood mass between 18 and 24 feet in height (Tradition Club Design Guidelines). This increase in the number of houses combined with the 35% roof massing will create an adverse visual impact of the view to the Coral Reef Mountains. 29 To mitigate the potentially negative impacts to the view of the mountains to the east of Avenida Bermudas, it is recommended that the seven new lots be eliminated between Lots 50 and 68 (Staff recommends that 25 of the 32 requested lots be approved). The proposed additional lots within the interior of the proposed tentative tract are not anticipated to increase any adverse impact to views due to their distance from Avenida Bermudas. B. Would the project modification have a demonstrable negative aesthetic effect? Potentially Significant Unless Mitigated. See discussion in 3.13 A, above. C. Would the project modification create light or glare? Potentially Significant Unless Mitigated. The proposed additional lots would add exterior security and low level landscaping lighting which will cumulatively contribute to the existing light and glare in the City. All such lighting fixtures shall be required to comply with the Dark Sky Ordinance and other policies of the City, in order to reduce the impact. A lighting plan will be required to be submitted for review and approval for the proposed development. 3.14 CULTURAL RESOURCES Regional Environmental Setting A portion of the prehistory of the La Quinta area is known through the archaeological record gained from various archaeological investigations over the past twenty years and from extensive ethnographic information. A discussion of the prehistory and history of La Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La Quinta General Plan and the Master Environmental Assessment. Local Environmental Setting The Tradition project site is located in the southern portion of the City. There are recorded archaeological sites within a one mile radius of the project site as well as sites on the project site. The project site was previously surveyed for archaeological or historical resources, with both archaeological or historical sites recorded on the property. In 1984, the first archaeological investigation took place on the project site in conjunction with a similar proposed golf course/country club project. This Phase I investigation was conducted by UCR ARU. Six archaeological sites were recorded at that time. Local Native American consultation for these sites was included in the analysis and determination of mitigation measures to be required for the sites. Mitigation for the Tradition Club has been completed. A. Would the project modification disturb paleontological resources? Less Than Significant Impact. It is known that marine -associated paleontological resources are found at elevations below 42 feet above mean sea level. The proposed project site is located at elevations ranging between 42 and 1600 feet above MSL. Thus, it was determined that the entire project site was just outside of the area designated by the Lakebed Paleontological Determination 7 4) 30 t c� Study. The entire Tradition Club development has had archaeological monitoring of the earth - moving activities, which provided for a contingency in the event that paleontological resources were uncovered as well (Source: Lakebed Paleontological Determination Study; Wilke 1984; UCR ARU 1986; Keith Companies, 1997). B. Would the project modification affect archaeological resources? Less Than Significant Impact. There are numerous archaeological sites within close proximity of the Tradition project. The archaeological survey conducted on the project site did locate and record six prehistoric archaeological sites. A discussion of these sites and their current status is provided in EA 96-333 and subsequent monitoring reports. All recommended mitigation for archaeological resources has been completed (Source: Wilke 1984; UCR ARU 1986; Keith Companies, 1997). C. Would the project modification affect historical resources? No Impact. There are no historical resources located within the Tradition Club, but not within the proposed TTM 28867. D. Would the project modification have the potential to cause a physical change which would affect unique ethnic values? No Impact. There is no identifiable unique ethnic value to the proposed subdivision site. The project site has been part of a ranch that was first established in 1902. However, development of the property has been anticipated and promoted since the early 1980's. There are no unique ethnic values identified with the property, other than local historic and prehistoric significance. E. Would the project modification restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses on the proposed subdivision site. 3.15 RECREATION Regional Environmental getting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing resources and facilities and the future needs of the City. The City has approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not included in this count. There are also unimproved bike and equestrian corridors within the City and designated pedestrian hiking trails. 31 Local Environmental Setting The project site is former farm land with an historic house and out -buildings. There is no evidence that there have been any organized or approved recreational uses on the property. The Tradition Club includes an 18-hole golf course that provides recreation to the Tradition Club members. A. Would the project modification increase the demand for neighborhood or regional parks or other recreational facilities? Less Than Significant Impact. The proposed lot reconfiguration will cumulatively impact, in conjunction with TTM 28470, the existing park and recreation facilities by the construction of 32 additional new residential lots. Park fees in lieu of parkland dedication will be required for this project in order to mitigate this impact upon local parks. The Parks and Recreation Master Plan states that Planning Area C, within which the project site is located, is significantly deficient in park and recreation facilities. The paying of the parkland fee will assist in acquiring the necessary funds to develop future parks and other recreation facilities in Planning Area C (Sources: Parks and Recreation Master Plan). B. Would the project modification affect existing recreational opportunities? Less Than Significant Impact. The proposed addition of 32 residential lots will affect existing parks and recreation facilities through added users. There is a significant deficit in existing parks in the northern area of the City. However, the Fritz B. Burns Park is located at the northwest corner of the Tradition Club development. The added users associated with the lot reconfiguration would not result in a significant increased demand upon the existing park facilities and recreational programs. Payment of the parkland fee will mitigate this impact by contributing funds toward the construction of new park facilities and added recreational programs. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The proposed subdivision (TTM 28867) will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist and addendum. Some of the issue areas could have a potential significant impact if appropriate mitigation measures are not implemented. The following findings can be made regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: The proposed Tentative Tract Map 28867 will not have the potential to degrade the quality of the environment, with the implementation of the recommended mitigation measures. The proposed Tentative Tract Map 28867 will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of the recommended mitigation measures. 32 The proposed Tentative Tract Map 28867 will not have impacts which are individually limited but cumulatively considerable when considering planning for proposed development in the immediate vicinity, and recommended mitigation measures. The proposed Tentative Tract Map 28867 will not have environmental effects that will adversely affect human, either directly or indirectly, with the implementation of recommended mitigation measures. SECTION 5: EARLIER ANALYSIS A. Earlier Analysis Used. Environmental Assessment 96-333 contains the environmental analysis for Tract 28470 as originally proposed. In addition, EA 92-240 was prepared in 1992, for Tentative Tract Map 27613. EA 92-240 assessed the potential impacts to the environment from the project proposed at that time. That project consisted of 399 residential units and an 18-hole golf course, and was known as The Traditions. Much of the general environmental information on resources and hazards assessed in 1992 is still valid for the current proposed project. A Mitigated Negative Declaration of Environmental Impact was certified by the La Quinta City Council for that assessment. Also utilized in the current analysis was the La Quinta Master Environmental Assessment (MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related EIR, and EA 96- 333 prepared for Tentative Tract Map 28470. The special studies prepared for the Tradition project consist of: 1. Preliminary Soil Investigation of Tract 20328, La Quinta, California. November 1984. Buena Engineers, Inc. 2. Grading Plan Review, Tract 20328, City of La Quinta, California. July 3, 1986. Leighton and Associates. La Quinta Stormwater Project, Coachella Valley Water District - Design Report. April 1989. Bechtel Civil, Inc. 4. Update of Geotechnical Engineering Report. October 10, 1996. Earth Systems Consultants. 5. Hydrology/Hydraulic Report for the Tradition Golf Course Project in the City of La Quinta, Tentative Tract 27613. October 1996. Keith International, Inc. 6. An Archaeological Assessment of the Burns Ranch and Adjacent Properties, La Quinta, Riverside County, California. Philip J. Wilke, Ph.D., June 1984. 33 7. Archaeological Investigations at La Quinta, Salton Basin, Southeastern California. Mark Q. Sutton and Philip J. Wilke, Editors. September 1986. 8. Acoustical Analysis: Tract 12480 [sic], City of La Quinta. Gordon Bricken & Associates, December 13, 1996. 9. USDA Soil Conservation Service Soil Survey of Coachella Valley. 1979. 10. Marshall Ranch/Hacienda del Gato Historic Resource Evaluation. Mellon and Associates. November 1996. 11. Environmental Documents for the La Quinta Stormwater Project (File No. 0121.3198 and 0121.3198.1), Coachella Valley Water District. February 12, 1985. 12. Historic Resource Evaluation Report, The Old Avenue 52, City of La Quinta. Paul G. Chace, The Keith Companies, December 1996. B. Impacts Adequately Addressed. All potential impact/issue areas are considered to be adequately addressed with this environmental assessment. Certification of this EA by the City Council will confirm the adequacy of the environmental assessment. C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. A Mitigation Monitoring Plan containing these measures will be included as part of the Environmental Assessment and project conditions of approval. 34 �- r, J .-✓ 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 28867 TO RECONFIGURE 92 EXISTING RESIDENTIAL LOTS INTO 124 RESIDENTIAL LOTS, LOCATED WITHIN TRACT MAP 28470, SOUTH OF CLARET COVE AND TALKING ROCK TURN, AND EAST OF AVENIDA BERMUDAS TENTATIVE TRACT 28867 WINCHESTER DEVELOPMENT COMPANY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28T" day of July, 1998, hold a duly -noticed Public Hearing as requested by Winchester Development Company, LLC, on proposed Tentative Tract 28867, generally located south Claret Cove and Talking Rock Turn and east of Avenida Bermudas, more particularly described as follows: LOTS 95 and a portion of Lot "I" and a portion of that land shown as Remainder on Tract 28470-1, MB 263/76-90, and Lots 8, 9, 10, and 11 of Tract 28470-2, MB 266/57-60. WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 98-360) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case, because appropriate mitigation measures were made a part of the Conditions of Approval for Tentative Tract 28867, and a Mitigated Negative Declaration of Environmental Impact will be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation to the City Council for approval of Tentative Tract 28867: 1. Tentative Tract 28867 is consistent with the Low Density Residential land use goals and objectives of the La Quinta General Plan, in that they are in keeping with Goal 2-1 to develop low density residential areas with generous areas of open space. P AperesTT28867trad.wpd Planning Commission Resolution 98- 2. The subject site is physically suitable for Tentative Tract 28867 in that the slope and topographic relief of the project site is relatively flat, and the soil type is suitable for residential development. 3. Tentative Tract 28867 is consistent with the development standards of the Low Density Residential (RL) Zoning District, which permits minimum lot sizes of 7,200 square feet, and the proposed minimum lot size for Tentative Tract 28867 will be 13,904 square feet. 4. Proposed Tentative Tract 28867 is not likely to cause public health problems as the project has been reviewed by the Fire Department and the Building & Safety Department for those specific issues. 5. The design of Tentative Tract 28867 will not conflict with existing public easements, as the project has been designed around, and with consideration for, these easements. NOW THEREFORE, BE IT RESOLVED by the Planning Commission for the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission in this case; 2. That it does hereby recommend to the City Council approval of Tentative Tract 28867 subject to the subdivision Conditions of Approval attached hereto and on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 281h day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT TYLER, Chairman City of La Quinta, California P AperesTT'28867trad.wpd Planning Commission Resolution 98- ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P AperesTT28867trad.wpd PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL TENTATIVE TRACT 28867 - TRADITION JULY 28, 1998 GENERAL 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. The applicant 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 sole discretion in selecting its defense counsel 3. Tentative Tract Map 28867 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 Quints Municipal Code (LQMC). 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. 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. P:\LESLIE\TT28867-conditions Page 1 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 PROPERTY RIGHTS 5. All easements, rights of way and other property rights required of the tentative map or easements which will diminish access rights 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. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of essential improvements located on street, drainage or common lots or within utility easements. 6. 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. 7. 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. 8. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins and common areas. FINAL MAP(S) AND PARCEL MAP(S� 10. 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. 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 map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files. P:\LESLIE\TT28867-conditions-Page,-4 of J t' Planning Commission Resolution 98 Conditions of Approval - TT 28867 July 28, 1998 IMPROVEMENT PLANS 11. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Precise Grading," "Streets & Drainage," and "Landscaping." Grading, street and drainage plans shall be prepared by professional engineers registered to practice in California. Landscaping plans shall be prepared by licensed landscape architects. All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 12. 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. u ' : _ _u_ __ _0_ _._ T-ui1�11M 13. 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 shall remain in effect until explicitly waived, reduced or released by the City regardless of the passage of time, changes to or expiration of the improvement agreement or failure of the secured party to make premium payments or fulfill other obligations to the surety. Reductions and releases of security shall conform with Chapter 13, LQMC. 14. 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, 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. )- PALESUEM28867-conditions Page 3 of 11 Planning Commission Resolution 98-__ _ Conditions of Approval - TT 28867 July 28, 1998 15. If the applicant desires to phase improvements and obligations required by the conditions of approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. 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 sequencing plan for that phase is approved by the City Engineer. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits, completion of final inspections on buildings, or otherwise withhold approvals related to the development of this project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. 16. 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 (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. 17. This tentative map shall remain subject to existing reimbursement agreements and participatory improvement requirements associated with the underlying tentative map. 18. 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. 19. Prior to occupation of the project site for construction purposes, the applicant shall obtain a Fugitive Dust Control permit in accordance with Chapter 6.16, LQMC. The application for the permit shall include a Fugitive Dust Control Plan and security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. The applicant shall comply with the City's Flood Protection Ordinance. 21. The applicant shall apply for Conditional Letters of Map Revision from FEMA for all lots near existing special flood hazard areas (SFHAs) within the development (as shown on the Flood Insurance Rate Maps). Prior to issuance of any building permits for these lots, the PALESLIE\TT28867-conditions Page 4 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 applicant shall have received CLOMR documents from FEMA for those lots. Prior to final inspection of homes on the lots, the applicant shall provide FEMA with the required as -built information to receive FEMA letters removing the structures from the SFHAs. 22. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 23. Prior to issuance of a grading permit, the applicant shall submit a grading plan meeting the approval of the City Engineer. 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. 24. The applicant shall obtain approval of the grading plan from CVWD. 25. 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. 26. Prior to issuance of building permits, the applicant shall provide building pad elevation certifications which are stamped and signed by a California registered civil engineer or surveyor. The document shall list, by lot number, the pad elevation(s) approved on the grading plan, the as -built elevation(s), and the difference between the two, if any. 27. Drainage shall comply with the approved hydrology and drainage plans for Tract 28470 unless the applicant submits revised plans for checking and approval by the City Engineer. 28. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 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. PALESUBTT28867-conditions Page 5 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 STREET AND TRAFFIC IMPROVEMENTS 30. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60, clays 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. 31. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS This property shall remain subject to the off -site street requirements of underlying Tract 28470 and agreements made pursuant thereto. B. PRIVATE STREETS AND CULS DE SAC 1) Primary circulation streets - 36' wide 2) Residential - 36 feet wide if double loaded (buildings on both sides), 32 feet if single loaded 3) Cul de sac curb radius - 38' Features contained in the approved construction plans may warrant additional street widths or other improvements as determined by the City Engineer. 32. Access points and turning movements of traffic shall conform with the approved access plan for Map 28470. 33. Improvements shall include all appurtenances such as traffic signs, channelization markings, 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. 34. The City Engineer may require improvements extending beyond subdivision 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. P:\LESUBTT28867-conditions Page 6 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 35. 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. 36. Street right of way geometry for cul-de-sacs, 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. 37. 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 in yard or drive areas and to facilitate street sweeping. 38. Street pavement sections shall be designed using the Caltrans procedure for a 20-year life and shall consider site -specific data including soil strength and anticipated traffic loading (including construction and home building activity). The minimum structural section for A.C. pavement shall be 3.0" a.c./4.50" a.b. (residential) and 4.0"/5.00" (collector). 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. 39. 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 improvements, traffic control devices and street name signs, to publicly -maintained streets, and have restored the curbing at any unused curb cuts along the property's street frontage. 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 (see provisions of above condition on street pavement sections). 40. This tentative map shall remain subject to the off -site landscaping and wall requirements of Tract 24870. 41. Landscape and irrigation plans shall be prepared for landscaped lots, common areas and retention basins. The plans shall be submitted to the Public Works Department for plan checking. The plans are not approved for construction until they have been approved by the Community Development Department and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. PALES LOTT2 88 67-conditions Page 7 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 42. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. 43. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. QUALITY ASSURANCE 44. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 45. 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. 46. The applicant shall utilize qualified California -registered civil engineers, geotechnical engineers, or land surveyors, as appropriate, to provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 47. 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. The applicant shall submit revised computer files of the improvements as constructed. 48. Fire hydrants in accordance with CVWD Standard @-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 49. Applicant/developer wil: provide written certification from the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. 50. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow P:\LESLOTT28867-conditions Page 8 of 11 Planning Commission Resolution 98-_ Conditions of Approval - TT 28867 July 28, 1998 requirements. Plans will 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." 51. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 52. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 53. Prior to recordation of the final map, the applicant shall provide an alternate or secondary access road to the remote end of Del Gato Drive. The roadway shall be a minimum 20 feet wide and shall be all-weather, hard surface material capable of supporting 40,000 pounds over two axles over the entire width. 54. The applicant shall make provisions for continuous maintenance of improvements until expressly relieved of the responsibility by the City. 55. The applicant shall provide a recommended maintenance booklet for streets, landscaping, perimeter walls, drainage facilities, and/or other improvements to be maintained by the HOA. The booklet shall include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. _. .:__►O N-WO___. 56. 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. 57. Seven lots between Lots 50 and 68 along Del Gato Drive shall be deleted prior to final map approval. r U 2 PALESLOTT28867-conditions Page 9 of 11 ATTACHMENT #1 CASE MAP CASE No. PHASING EXHIBIT ' ORTH THE TRADITION ?R. 28470 SCALE: PLANNING COMMISSION STAFF REPORT DATE: JULY 28, 1998 CASE NO.: SPECIFIC PLAN 98-032 AND CONDITIONAL USE PERMIT 98-040 APPLICANT AND PROPERTY OWNER: LA QUINTA GOLF PROPERTIES PLANNER: THE KEITH COMPANIES ARCHITECT: MARSH AND ASSOCIATES, INC. REQUEST: APPROVAL OF A SPECIFIC PLAN TO ALLOW 28 RESORT RESIDENTIAL UNITS AND A RECREATION BUILDING AND RELATED AMENITIES AND APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF 28 RESORT RESIDENTIAL UNITS. LOCATION: NORTHEAST CORNER OF TOM FAZIO LANE NORTH AND QUARRY LANE IN THE QUARRY AT LA QUINTA (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: GENERAL PLAN DESIGNATION: ZONING: SAID SPECIFIC PLAN AND CONDITIONAL USE PERMIT REQUEST HAS COMPLIED WITH THE REQUIREMENTS OF "THE RULES TO IMPLEMENT THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970" AS AMENDED, IN THAT THE COMMUNITY DEVELOPMENT DEPARTMENT CONDUCTED AN INITIAL STUDY (ENVIRONMENTAL ASSESSMENT 98-359) AND HAS DETERMINED THAT THE PROPOSED SPECIFIC PLAN AND CONDITIONAL USE PERMIT WILL NOT HAVE A SIGNIFICANT IMPACT ON THE ENVIRONMENT AND A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT IS RECOMMENDED FOR CERTIFICATION LDR (LOW DENSITY RESIDENTIAL 2-4 D.U./AC. RL (LOW DENSITY RESIDENTIAL) p:\stan\pc rpt sp 98-032 CUP 98-040 SURROUNDING LAND USES: NORTH: LAKE CAHUILLA COUNTY PARK SOUTH: VACANT RL ZONED RESIDENTIAL LAND EAST: LAKE CAHUILLA COUNTY PARK WEST: THE QUARRY AT LA QUINTA CLUBHOUSE BACKGROUND: Site Background The project, known as The Retreat at The Quarry, consists of 7.36 acres of land recently purchased for inclusion into The Quarry at La Quinta. The site is triangular shaped and was recently mass graded. Parcel Map 28650, approved at a Director's hearing on November 24, 1997, created five parcels for this site. The site is divided into three planning areas, each proposed for a different type of development. Site Development Permit 97-617 was approved by the Planning Commission on January 17, 1997, for Planning area 1 (2.2 acres) at the north end of the site for an employee parking lot, 3,100 square foot recreation building, related parking, swimming pool, spa and tennis court. Construction on this facility has begun. Specific Plan Request The applicant has chosen to create a Specific plan for the 7.36 acre project site in order to allow alternative types of housing to the traditional detached single family residence which exists in The Quarry (Attachment 2). Planning area 2 is proposed for five (three in first phase on individual lots) four bedroom residences or cottages which will be individually owned, but rented for periods of 30 consecutive days or less to friends and guests of Quarry property owners. Planning area 3, at the east end of the site, is proposed for a maximum of 23 yet to be determined resort residential units. Conditional Use Permit 98-040 is being processed to allow these resort residential units. As noted earlier, Planning area 1 has been approved for parking and recreational amenities for the golf course and clubhouse. The proposed density of the residential use of the plan is 3.8 dwelling units per acre based on the 7.36 acre site. The zoning of the project site allows up to four units per acre. The Specific Plan utilizes a modified version of the development standards approved in the recent Zoning Code update. The most significant difference is they are proposing a maximum two story unit to be 34 feet, while the Zoning Code allows 28 feet, and 15 feet for the front setback (unit to street), while the Zoning Code requires eight feet. p:\stan\pc rpt sp 98-032 CUP 98-040 r") Conditional Use Permit Request The applicant has requested approval of a Conditional Use Permit to allow the 28 resort residential units proposed by this Specific Plan. Three of the resort residential units, called cottages, are proposed at this time. The plans in the Specific plan text propose three four bedroom one story cottages in Planning Area 2. The units, which will be identical, contain 3,182 square feet of floor space. The cottage is laid out with a large living room with adjacent kitchen. On either side of this area is two bedrooms, each with its own bathroom. These units are the same concept as the resort residential units recently approved for the La Quinta Resort, and therefore, the City will receive Transient Occupancy Taxes for rental of these cottages. The cottages are architecturally similar to the recently approved recreation building. The cottages utilize a combination of multiple gable and shed tile roofs with exposed rafters at a maximum height of 17'-6", not including chimneys and towers. Wood trellis' supported by plaster columns are utilized on two sides of the building. Exterior materials consist of a five color blend, two piece barrel tile roof, plaster walls in light earth tones, and stone veneer accents. The Specific Plan includes landscaping guidelines which follow the existing planting in The Quarry. This includes a predominance of Mexican Fan Palm trees (Washingtonia robusta) desert and primarily low water types of plants. Planting will be an extension of that used for the recently approved recreation building. Parking required for the cottages is one space per bedroom, as stipulated in the Specific plan for resort residential uses. The plan provides two perpendicular spaces adjacent to each cottage. The remaining ten spaces are provided in the parking lot of the adjacent recreation building, which has extra spaces. Public Notice This request was advertised in the Desert Sun Newspaper on July 28, 1998, and mailed to all property owners within The Quarry and within 500 feet of The Quarry. To date, no correspondence has been received. STATEMENT OF ISSUES: ISSUE 1- Suitability of Specific plan and Conditional Use Permit The use of the project site for recreational and alternative housing for limited guests of The Quarry is acceptable. Impacts will be minimal due to the location within a guard gated community, adjacent to Lake Cahuilla County Park. pAstan\pc rpt sp 98-032 CUP 98-040 ISSUE 2- Acceptability The project has been designed in conformance with Specific Plan and Zoning Code requirements. The requirements of the Specific plan and design of the recreation amenities and cottage is compatible with the existing Quarry development and surrounding properties. CONCLUSION: The findings for approval of this Specific Plan and Conditional Use Permit can be made and are contained in the attached draft resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 98-_, recommending certification of a Mitigated Negative Declaration for Environmental Assessment 98-359, subject to the Mitigation Monitoring Plan. 2. Adopt Planning Commission Resolution 98- . , recommending approval of Specific Plan 98-032 and Conditional Use Permit 98-040, subject to Findings and Conditions. Attachments: 1. Location Map 2. Specific Plan Text Prepared by: Stan B. Sawa, Principal Planner Submitted by: � Vt� Christine di lorio, Plan ing Manager p:\stan\pc rpt sp 98-032 CUP 98-040 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 98-359 FOR SPECIFIC PLAN 98-032 AND CONDITIONAL USE PERMIT 98-040, TO ALLOW RECREATIONAL AND RESORT RESIDENTIAL USES IN THE RETREAT AT THE QUARRY ENVIRONMENTAL ASSESSMENT 98-359 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 281h day of July, 1998, hold a duly -noticed Public Hearing as requested by LA QUINTA GOLF PROPERTIES on the Environmental Analysis for Specific Plan 98- 032 and Conditional Use Permit 98-040, located at the northeast corner of Tom Fazio Lane North and Quarry Lane in The Quarry at La Quinta; and, WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 98-359) and has determined that although the proposed conditional use could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made conditions of approval for Environmental Assessment 98-359, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for certification of said Environmental Assessment; and, WHEREAS, at the Public Hearing, said recommendation for certification was based on findings and subject to certain mitigation measures; and, WHEREAS, the La Quinta Planning Commission on the 28" day of July, 1998, did find the following facts to justify recommendation for certification of said Environmental Assessment: 1. The proposed Specific Plan and Conditional Use Permit will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. PAPC res ea 98-359.wpd L �t Planning Commission Resolution 98- July 28, 1998 2. The proposed Specific Plan and Conditional Use Permit will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. 3. The proposed Specific Plan and Conditional Use Permit will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. 4. The proposed Specific Plan and Conditional Use Permit will not have environmental effects that will adversely affect human, either directly or indirectly, with the implementation of mitigation. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitutes the findings of the Planning Commission in this case; 2. That it does hereby concur with the environmental determination and certification of Environmental Assessment 98-359 for the proposed Specific Plan 98-032 Conditional Use Permit 98-040. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28" day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\pc res ea 98-359.wpd Appendix I - EA 98-359 Environmental Checklist Form Project Title: SP 98-032, CUP 98-040 The Retreat at the Quarry 2. Lead Agency Name and Address: City of La Quinta, 78-495 Calle Tampico, La Quinta, CA 92253 3. Contact Person and Phone Number: Stan Sawa, Principal Planner (760) 777-7125 4. Project Location: The Quarry APN: 761-070-007 & -009 5. Project Sponsor's Name and Address: La Quinta Golf Properties, 41-865 Boardwalk, Ste. 214, Palm Desert, CA 92211 6. General Plan Designation: LDR 7. Zoning RL 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) To provide ancillary recreational, parking, and resort residential land uses with associated parking to compliment the existing Quarry development. The Quarry is a resort oriented residential community with an 18 hole golf course and clubhouse. Project site is 7.36 acres. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings. North: Park facilities (Lake Cahuilla County Park) East: Park Facilities (Lake Cahuilla County Park) South: Quarry development West: Quarry development 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) None identified. P''I.F,SI.IF,\eaC KLIST98--3 59.wpd d Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Transportation/Circulation Public Services Population and Housing Biological Resources Utilities and Scnvice SN•stems X Geological Problems Energy and Mineral Resources Aesthetics Water Hazards Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared 11 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. a I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect I) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (be) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. J a -a z nature Dat Printed Name For -2- Evaluation of Environmental Impacts: I) A brief explanation is required for all answers except `'No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). Z) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. P:\I.ESI.IE',eaC KLIST98--359.wpd -3 - Sample question: I. iI. Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1.6) (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? (Source#(s): ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project'? ( ) X c) Be incompatible with existing land use in the vicinity? ( ) X d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? ( ) X e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections'? ( ) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? ( ) c) Displace existing housing, especially affordable housing? ( ) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ( X PA.F.SLIF, eaCIQ_IST98-359.wpd IV'. Issues (and Supporting Information Sources): b) Seismic ground shaking'? ( ) c) Seismic ground failure. including liquefaction? ( ) d) Seiche, tsunami, or volcanic hazard'? ( ) e) Landslides or mudflows? ( f) Erosion. changes in topography or unstable soil conditions from excavation, grading, or fill? ( ) g) Subsidence of the land? ( ) h) Expansive soils? ( i) Unique geologic or physical features'? WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? ( ) b) Exposure of people or property to water related hazards such as flooding? ( ) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ( ) d) Changes in the amount of surface water in anv water body'? ( ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact I X7 c) Changes in currents, or the course or direction of water movements'? ( ) X PA.F,SLIE\eaCKLIST98-3S9.wpd • ., V. Issues (and Supporting Information Sources): Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact f) Change in the quantity of ground waters. either through direct additions or withdrawals. or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge X capability? ( ) g) Altered direction or rate of flow of groundwater? ( ) h) Impacts to groundwater quality'? ( ) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies'? ( ) AIR QUALITY Would the propcsal: a) Violate any air quality standard or contribute to an existing or projected air quality violation's ( ) b) Expose sensitive receptors to pollutants'? ( mI X 1 :1 c) Alter air movement, moisture, or temperature, or cause any change in climate? ( I I I I X d) Create objectionable odors:! ( VL. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? ( ) b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ( ) X c) Inadequate emergency access or access to nearby uses? ( d) Insufficient parking capacity on -site or off -site? ( X 1 -1 V1I. VIII. Issues (and Supporting Information Sources): e) Hazards or barriers for pedestrians or bicyclists? ( ) Potentially Potentially Significant Less rhan Significant Unless Significant No Impact Mitigated Impact Impact f) Conflicts with adopted policies supporting alternative transportation (e.g.. bus turnouts, bicvcle racks)? ( I I I I X g) Rail. waterborne or air traffic impacts? ( ) BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but not limited to plants, fish, insects, animals. and birds)? ( ) I I b) Locally designated species (e.g.. heritage trees)? c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? ( ) d) Wetland habitat (e.g., marsh. riparian, and vernal pool)? ( e) Wildlife dispersal or migration corridors'? ( ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans'? ( ) b) Use non-renewable resources in a wasteful and inefficient manner'? I I I X c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State'? P: ,I.ESLIE`,eaCKI,IST98--359.wpd IX. 0 XI. Issues (and Supporting Information Sources): HAZARDS. Would the proposal involve: Potentially Potentially Significant Less Chan Significant Unless Significant `o Impact Mitigated Impact Impact a) A risk of accidental explosion or release of hazardous substances (including. but not limited to: oil, pesticides, chemicals. or radiation)? X b) Possible interference with an emergency response plan or emergency evacuation plan'? ( I I I X c) The creation of any health hazard or potential health hazard? ( ) X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? I I I X NOISE. Would the proposal result in: a) Increases in existing noise levels'? ( ) b) Exposure of people to severe noise levels? ( ) PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? ( ) b) Police protection? ( ) c) Schools'? ( ) d) Maintenance of public facilities, including roads? ( ) e) Other governmental services? ( ) L Potentially Potentially Significant less rhan Significant I'nless Significant Nip Issues (and Supporting Information Sources): Impact :Mitigated Impact Impact XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas'? ( ) X b) Communications systems? ( ) X c) Local or regional water treatment or distribution facilities? ( ) X d) Sewer or septic tanks'? ( I I I X e) Storm water drainage? ( I I I X f) Solid waste disposal'? ( I I I X g) Local or regional water supplies? ( I I I }: XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ( ) X b) Have a demonstrable negative aesthetic effect? ( I I I I X c) Create light or glare'? ( I I I X XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ( I I I X b) Disturb archaeological resources'? ( I I I X PA.E,S I,I E,eaC KI,1 S T98--3 59.wpd XV Issues (and Supporting Information Sources): c) Affect historical resources'? ( d) Have the potential to cause a physical change which would affect unique ethnic cultural values'? ( ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact I rnX -1 e) Restrict existing religious or sacred uses within the potential impact area? ( I I I I X RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities'? ( ) b) Affect existing recreational opportunities? ( XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory'? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? I rnX c) Does the project have impacts that are individually limited, but cumulatively considerable? ("`Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directory or indirectly? P:`I.ESLIE ,eaCKLIST98--359.wpd XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. IdentiA, earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards. and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated." describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which the% address site -specific conditions for the project. P:1d.ES1IIi1eaC IQ,IST98--3 59.wpd � � f INITIAL STUDY - ADDENDUM Fall" ENVIRONMENTAL ASSESSMENT 98-359 Specific Plan 98-032 Conditional Use Permit 98-040 The Retreat at The Quarry Applicant: La Quinta Golf Properties 41865 Boardwalk, Ste. 214 Palm Desert, CA 92211 Prepared by City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 July 13, 1998 TABLE OF CONTENTS 1 INTRODUCTION....................................................3 1.1 Project Overview ................................................... 3 1.2 Purpose of Initial Study .............................................. 3 1.3 Background of Environmental Review ................................... 4 1.4 Summary of Preliminary Environmental Review :........................... 4 2 PROJECT DESCRIPTION ............................................. 4 2.1 Project Location and Environmental Setting ............................... 4 2.2 Physical Characteristics .............................................. 5 2.3 Operational Characteristics ............................................ 5 2.4 Objectives........................................................5 2.5 Discretionary Actions ................................................ 5 2.6 Related Projects ................................................... 5 3 ENVIRONMENTAL ASSESSMENT ..................................... 5 3.1 Land Use and Planning .............................................. 6 3.2 Population and Housing ............................................. 7 3.3 Earth Resources...................................................9 3.4 Water..........................................................13 3.5 Air Quality......................................................16 3.6 Transportation/Circulation.......................................... 18 3.7 Biological Resources .............................................. 20 3.8 Energy and Mineral Resources ....................................... 22 3.9 Hazards .......................................................23 3.10 Noise ........................................................ 25 3.11 Public Services ................................................... 26 3.12 Utilities........................................................28 3.13 Aesthetics 3.14 Cultural Resources ................................................ 32 3.15 Recreation......................................................33 4 MANDATORY FINDINGS OF SIGNIFICANCE .......................... 34 5 EARLIER ANALYSES ............................................... 34 2 PAEA 98-359Retreat.wpd SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed Specific Plan 98-032, which will serve to provide design guidelines and development standards for ancillary recreation/clubhouse building, resort residential land uses, landscaping, and parking areas to be constructed at the northeast corner of the intersection of Quarry Lane and Tom Fazio Lane North, adjacent to The Quarry development. In addition, Conditional Use Permit 98-040 is requested for the resort residential units to allow for transient occupancy use. The project site is a 7.36 acre parcel (A.P.N. 761-070-007, 009) located at the northeast portion of the development, south of Lake Cahuilla County Park, in the City of La Quinta, California. The parcel is part of Parcel Map 28650. The adjacent Quarry development is a single family estate residential development with a 18 hole golf course, clubhouse, and open space development on 360 acres. The Retreat will provide accessory resort uses for the Quarry. The proposed Specific Plan is organized into three Planning Areas, of which Planning Area 1 will contain recreational uses and parking on 2.2 acres, Planning Area 2 will contain resort residential uses (5 units) on 2.96 acres, and Planning Area 3 will contain another 2.2 acres of resort residential uses (23 units). The City of La Quinta is the Lead Agency for the project review, as defined by Section 21067 of the California Environmental Quality Act (CEQA). The Lead Agency is the public agency which has the principal responsibility to carry out or approve a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve the land use designations. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the proposed Specific Plan, the City of La Quinta Community Development Department staff has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed building. The purposes of the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the following: To provide the Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact for the Specific Plan and Conditional Use Permit; To enable the applicant, or the City of La Quinta, to modify the Specific Plan and/or Conditional Use Permit, mitigating adverse acts before an EIR is prepared, thereby enabling the project to qualify for a Mitigated Negative Declaration of Environmental Impact, 3 PAEA 98-359Retreat.wpd To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed Specific Plan and Conditional Use Permit, To facilitate environmental review early in the design of the Specific Plan and Conditional Use Permit, To provide documentation for the findings in a Negative Declaration that the Specific Plan and/or the Conditional Use Permit will not have a significant effect on the environment; To eliminate unnecessary EIR's; and, To determine whether a previously prepared EIR could be used with the Specific Plan and Conditional Use Permit. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed Specific Plan and Conditional Use Permit applications were deemed by the City to be subject to the environmental review requirements of CEQA. This Initial Studv Checklist and Addendum were prepared for review and certification by the La Quinta City Council. 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is potential for adverse environmental impacts for one of the issue areas contained in the Environmental Checklist. This issue area is Earth Resources. Mitigation measures have been recommended for the proposed Specific Plan which will reduce any identified potential impacts to less than significant levels. As a result, a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. An Environmental Impact Report will not be necessary. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, California. The City is bounded on the west by the City of Indian Wells, on the east 'by the City of Indio and Riverside County, on the north by Riverside County, and County, federal, and state lands to the south. The City of La Quinta was incorporated in 1982. The general project location is the northeast corner of the intersection of Quarry Lane and Tom Fazio Lane North, in the recently developed Quarry country club. 4 PAEA 98-359Retreat.wpd 2.2 PHYSICAL CHARACTERISTICS The project site is a 7.36 acre parcel of vacant land within a developing private country club. The land does not appear to have ever been developed, but was rough graded approximately a year ago. The property may have been a part of a rock quarry operation in past years. 2.3 OPERATIONAL CHARACTERISTICS The proposed Specific Plan will serve to provide design guidelines and development standards for the proposed land uses. The text of the Specific Plan includes the project history, land use plans, a circulation plan, conservation, open space and recreation plan, infrastructure and utilities plan, and community design guidelines for architecture and landscaping. (Source: SP 98-032). The Specific Plan will be named The Retreat at The Quarry. The purpose of the Specific Plan is to function as design guidelines and development standards for the proposed ancillary uses to the larger Quarry development. The proposed Conditional Use Permit will serve as the approval mechanism for the transient occupancy use of the resort residential units. The resort residential will generate Transient Occupancy Tax (TOT) payable to the City of La Quinta. 2.4 OBJECTIVES The objective of the proposed Specific Plan is to develop guidelines and development standards for the design and use of the property, and the Conditional Use Permit to have the option to use the resort residential units for short-term rental use. The proposed land uses are to serve as ancillary recreation/resort uses for the property owners and their guests of The Quarry. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency that calls for the exercise of judgment in deciding whether to approve a project. For this project, the government agency is the City of La Quinta. The proposed Specific Plan and Conditional Use Permit must be approved by the City Council through the public hearing process. 2.6 RELATED PROJECTS There are no other currently related projects, that are being reviewed for approval, other than the proposed Retreat Specific Plan and Conditional Use Permit. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use, and project design, and operational considerations of the proposed Retreat at the Quarry. The CEQA Checklist issue areas are evaluated in this addendum. For each checklist item, the environmental setting is discussed, including a description of the existing conditions within the City and the areas affected by 5 PAEA 98-359Retreat.wpd the proposed Specific Plan and Conditional Use Permit. Thresholds of significance are defined either by standards adopted by responsible or trustee agencies, or by referring to criteria in CEQA (Appendix G). 3.1 LAND USE AND PLANNING Regional Environmental .Vetting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The valley is abundant with both desert plant and animal life. The topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains at a distance, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmental .Setting The proposed Specific Plan area is located at the northeast corner of Quarry Lane and Tom Fazio Lane North, west of Jefferson Street, in the southeastern portion of the City. The land is vacant property adjacent to a gated country club development. The property is dry and sparsely vegetated and it was mass graded in 1997. The Specific Plan site was adjacent to a gravel quarry site, until development of The Quarry began in 1993. The proposed Conditional Use Permit site is for the proposed residential units within Planning Areas 2 and 3 of The Retreat Specific Plan. A. Would the project conflict with the general plan designation or zoning? Potentially Significant Unless Mitigated. The location of the proposed Specific Plan and Conditional Use Permit area is within the RL (Low Density Residential) Zoning District and the Low Density Residential (LDR)General Plan Land Use designation. The proposed use of the resort residential units for short-term transient occupancy use is a conditional use in the RL Zoning District. The Zoning Ordinance does permit such uses with an approved Conditional Use Permit. The applicant has submitted Conditional Use Permit 98-040 for approval. The overall density of the 7.36 acre Specific Plan/Conditional Use Permit is 3.8 dwelling units per care, which is within the allowed range of 2 to 4 DU/AC for the Low Density Residential (LDR) land use designation. Adjacent land uses consist of developing single family residential to the west and southwest, and an existing County park facility/Lake Cahuilla to the north and northeast. The adjacent land use designations and zoning districts consist of RL\L.DR and Open Space (OS) to the west, and south, and Park and Recreation (PR) to the north and northeast. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 6 PAEA 98-359Retreat.wpd No Impact. The City of La Quinta has jurisdiction over this Specific Plan/Conditional Use Permit. The primary environmental plans and policies pertinent to this Specific Plan and Conditional Use Permit are identified in La Quinta's General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. The proposed Specific Plan text and Conditional Use Permit request, has been transmitted to various agencies for review and comment regarding conflicts with environmental plans or policies. C. Would the project be incompatible with existing land uses in the vicinity? No Impact. The proposed Specific Plan/Conditional Use Permit would not be incompatible with existing land uses in the vicinity in that the project consists of residential and recreational land uses which are permitted by the RL Zoning District. The resort residential use of the residential units will be permitted by the proposed Conditional Use Permit. D. Would the project affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are a few locations with agricultural land uses extant in the south and southeastern portions of the City. Historically, there has been farming activity in several sections of the City, however, that has largely been replaced by resort, commercial, and residential development over the past 15 years. The project site was adjacent to a rock quarry prior to development as a country club. It is not evident that there has been any farming on the Specific Plan/Conditional Use Permit site. E. Would the project disrupt or divide the physical arrangement of an established community (including a low-income minority community)? No Impact. The Specific Plan/Conditional Use Permit area will be developed with 2.96 acres of resort residential (5 units), 2.2 acres of recreational with parking, an employee parking lot, and 2.2 acres of additional resort residential (22 units), with access from Tom Fazio Lane North and Quarry Lane. The project site is adjacent to other RL zoned parcels to the west, and south. One new internal roadway (Street "A") is proposed for this project. The existing private streets within The Quarry will provide access to the project site. There are existing residential land uses on two sides of the project, and sparse residential along Madison Street to the east. There is no obvious aspect of this project that would disrupt or divide the physical arrangement of an established community. Development of the Specific Plan would be a logical progression of urban development (Source: SP 98-032, CUP 98- 040). 7 PAEA 98-359Retreat.wpd { . ••, rS E 3.2 POPULATION AND HOUSING Regional Environmental ,.Vetting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, making the City the second fastest growing city in the Coachella Valley. During that time period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050. These figures are based upon information provided by the U.S. Census Bureau, State Department of Finance, and the Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10% in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: Community Development Department). The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the City's population (Source: 1990 Census). In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents (Source: Community Development Department). The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68 percent of the available housing stock. The housing unit breakdown is as follows: 8,624 detached single family, 481 multi -family units, and 247 mobile homes. The average number of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are approximately $112,000 which is lower than the average for Riverside County ($120,950), but less than other Southern California counties (Source: La Quinta Economic Overview 1996 Edition). Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native American. The 1990 Census indicates that 81 % of the La Quinta residents are high school graduates and 21 % are college graduates (Source: Census/Estimates). Local Environmental.Vetting The project site is located on a 7.36 acre parcel of vacant land within a private gated country club that is partially developed. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The proposed project does include resort residential units that may be used as permanent residences or as resort rentals for short term transient occupancy. Temporary construction -related jobs will be created as the project is under construction. The number of permanent employees is 8 PAEA 98-359Retreat.wpd anticipated to be six. No new jobs are anticipated, as existing employees from the Quarry Clubhouse will be assigned to The Retreat on a part-time basis (Source: EA 97-347; SP 98-032). B. Would the project induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will make only a cumulative impact to the existing major infrastructure, which could be altered or required to be extended to service the project site (Source: SP 98-032, CUP 98-040). This impact is not anticipated to be significant, as there is adjacent infrastructure in connection with The Quarry project. C. Would the project displace existing housing, especially affordable housing? No Impact. There are no existing houses or approvals for unconstructed houses, on the proposed project site. Thus, there is no identifiable adverse impact to the supply of affordable housing. 3.3 EARTH RESOURCES Regional Environmental.Setting The City of La Quinta has a relatively flat, but gently sloping topography, except for the hillside areas on the southern and western portions of the City. Elevations in the southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous - metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits. Local Environmental Setting The area where the parcel is located is in the southern alluvial foothill part of the City. The elevation of the property is approximately 30 feet above sea level (Source: USGS La Quinta Quad Map). There is an inferred earthquake fault line located approximately one quarter mile southwest of the project site. There has been no recorded activity along these fault lines, thus there is a low probability for such activity to occur. The City of La Quinta lies in a seismically active region of Southern California. Faults in the region include the San Andreas and Mission Creek faults located several miles to the north and west. The project lies within Groundshaking Zone III with Zone XII being the most hazardous (Sources: Riverside County Comprehensive General Plan, La Quinta General Plan, La Quinta MEA, EA 97-347). 9 PAEA 98-359Retreat.wpd According to the Soil Survey of Riverside County, California, Coachella Valley Area, prepared by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are two types of soil present on the project site ( MaB -Mvoma fine sand 0 to 5% slope, and CdC - Carsitas gravelly sand, 0 to 9% slopes). These soil types have distinctive features and characteristics. The CdC soil slow runoff characteristics, moderate erosion hazards, and slight blowsand hazards. The MaB soil has medium runoff characteristics, slight erosion hazard, and high blowing soil hazard. MaB is suitable for truck crops, citrus, dates, grapes, alfalfa hay, recreation, and homesites. CdC is suitable for watershed, wildlife habitat, creation, and homesites. Citrus and grapes are grown where there is irrigation water. A detailed discussion of these soil types is found in the USDA Soil Conservation Survey of Riverside County, California - Coachella Valley Area (Source: EA 97-347). A. Would the project result in or expose people to potential impacts involving seismicity: fault rupture? Less Than Significant Impact. There is an inferred fault line located southwest and south of the project site. This fault is considered potentially active, although no activity has been recorded for the last 10,000 years. A major earthquake along the fault would be capable of generating seismic hazards and strong groundshaking effects in the area. None of the inferred faults in La Quinta have been placed in an Alquist-Priolo Special Studies Zone. All structures developed on the project site are required to be constructed to current Uniform Building Code (UBC) seismic standards in order tc mitigate risk of collapse to the extent feasible (Sources: Riverside County Comprehensive General Plan; City of La Quinta General Plan, La Quinta MEA, UBC, EA 97-347). While accurate earthquake predictions are not possible, significant geologic information and statistical analysis have been complied, analyzed, and published intensely by various agencies over the past 25 years. It has been reported that a 22% conditional probability occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along the Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the fault comprises the southern 115 km of the fault zone. This segment has the longest elapsed time of any portion of the San Andreas Fault, last experiencing an event about 1690 AD based on USGS dating of trench surveys near Indio. The San Andreas Fault zone is considered to have characteristic earthquakes that ruptures each fault segment. The San Andreas Fault may rupture in multiple segments producing a higher magnitude earthquake (Source: Southland Geotechnical 1996; EA 97-347). Fault rupture is not anticipated to occur at the project site since the well -delineated fault lines through this region as shown on United States Geological Survey and California Division of Mines and Geology maps are not near the project site location. However, because the site is located in an area of high tectonic activity, the potential for surface rupture on undiscovered or new faults that may underlie the site can not be discounted (Source: Southland Geotechnical 1996:8, EA 97-347). B. Would the project result in or expose people to potential impacts involving seismic ground shaking? 10 PAEA 98-359Retreat.wpd '' r Potentially Significant Unless Mitigated. The proposed Specific Plan/Conditional Use Permit will be subject to groundshaking hazards from regional and local events. The proposed project will bring people (members and employees) to the site who could be subject to these hazards. The Riverside County Comprehensive General Plan indicates that the project site is within Groundshaking Zone III. A Zone III is an area with moderate shaking qualities but less severe than a Zone XII which is the highest level. Any habitable structures constructed will be required to meet current seismic standards of construction for Seismic Zone III minimum to reduce, or mitigate to the extent feasible, the risk of structural collapse. The land is generally suitable for the proposed project (Sources: La Quinta MEA, La Quinta General Plan; EA 97-347). The primary seismic hazard at the project site is strong groundshaking from earthquakes along the San Andreas and San Jacinto (Source: La Quinta MEA; Riverside County Comprehensive General Plan; EA 97-347). Strong ground motion resulting from earthquake activity along the nearby San Andreas or San Jacinto fault systems is likely to impact the site during the anticipated lifetime of the structures. C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Less than Significant Impact. The La Quinta Master Environmental Assessment indicates that the Specific Plan/Conditional Use Permit site is outside of a recognized liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility due to the fact that ground water levels are generally at least 100 feet below the ground surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan; EA 97-347). D. Would the project result in or expose people to potential impacts involving seismicity: seiche, tsunami or volcanic hazard? No Impact. The City is located in an inland valley separated from the Pacific Ocean by mountain ranges, and would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some moderate wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect this project in the event of a levee failure or seiche because the lake is approximately one quarter mile north of the project site (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; EA 97-347). E. Would the project result in or expose people to potential impacts involving landslides or mudflows? No Impact. The terrain within and surrounding the project site is desert valley floor north of the Guadalupe Creek and Devil Canyon alluvial fan. The parcel is located east of the Coral Reef Mountains. Thus, there is no potential danger from landslides and rockfall. No mudflows are anticipated for this project, as the adjacent hills and mountains are formed of rocky granodioritic material. The general area is protected from flood waters by earthen training dikes and retention 11 PAEA 98-359Retreat.wpd basins that are located at the southeastern portion of the City. ( Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; EA 97-347). F. Would the project result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? Potentially Significant Unless Mitigated. The soils on the project site are underlain by alluvial deposits of fine grained windblown sands of Pleistocene age. Myoma soils are generally used for crops and homesites, and are excessively drained and include rapidly permeable soil (Source: U.S.D.A. Soil Conservation Soil Survey of Riverside County, California - Coachella Valley Area). The surface soils are non -expansive and fall within the "very low" expansion category in accordance with the Uniform Building Code Classification System. Balanced cut and fill is projected for the project. Compliance with an approved grading plan will be a condition of approval for the project. Monitoring of compliance will be provided by the City's Public Works Department staff. All grading shall be performed under the testing and inspection of the Soils Engineer or his/her representative. Prior to placement of concrete, foot excavations shall be inspected in order to verify that they extend into compacted soil and are free of loose and disturbed materials (Source: EA 97-347). G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The project site is not located in an area designated with subsidence hazards. (Source: La Quinta MEA). H. Would the project result in or expose people to potential impacts involving expansive soils? Less Than Significant Impact. The underlying soils on the parcels have a low potential for expansion, thus future construction is not expected to be subject to problems from soil expansion. The City requires compliance with the Uniform Building Code and the recommendations of a soils investigation report prior to issuance of building and grading permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area). I. Would the project result in or expose people'to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located outside of the project site boundaries. There is no identifiable direct significant adverse impact on this issue (Source: La Quinta MEA; Site Survey). 12 PAEA 98-359Retreat.wpd 3.4 WATER Regional Environmental .Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the Lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the Upper and Lower Valley Sub -Basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing (potable) water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal. The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be necessary in the near future. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. La Quinta is protected from this runoff by the existing flood control facilities located throughout the City. One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Without controls, total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater 13 PAEA 98-359Retreat.wpd runoff. The National Pollutant Discharge Elimination System (NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta participates. La Quinta is protected from storm water runoffbv a stormwater system designed by Bechtel for the Coachella Valley Water District to protect currently developed and Dotentially developable areas of the City from damage during a major rainflood event. The system project was based on a flood control plan for the general area developed by Bechtel for the District in 1970. Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1, EA 97-347). Local Environmental.Setting The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately one quarter mile to the north. The Whitewater River channel is located approximately seven miles to the north of the project site, but is dry except during seasonal storms. The La Quinta Stormwater Channel is located approximately six miles to the northwest and is a part of the community -wide network of flood control facilities. The City currently has only limited areas which are still subject to storm water flow or flooding. Flood prone areas are designated with a specific zoning district (Watercourse, Watershed and Conservation Areas: W-1). The intent of this zoning district is to allow development in flood prone areas based upon the submittal of a drainage and stormwater control plan. The City also implements flood hazard regulations for development within flood prone areas. A man-made lake is proposed for this project. A. Would the project result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Less Than Significant Impact. An approved drainage plan was prepared for the Retreat project site as required by Site Development Permit 97-617. There will be changes in absorption rates, but not drainage patterns or surface runoff as a result of the proposed project. The absorption rate will be altered by the paving of streets, construction of buildings, and landscaping. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained on site (Source: EA 97- 347). B. Would the project result in exposure of people or property to water -related hazards such as flooding? Less Than Significant Impact. The project site is partially within the X designated flood hazard area. The X designation is the FIRM zone in which the hazard factors have been determined to be outside 500-year flood plain. Plans for stormwater protective works shall be submitted to the CVWD for review and approval. A portion of this development lies within the flooding easement of Dike No. 2. The developer shall submit all plans to the district for review and approval prior to construction within the flooding easement (Source: CVWD, June 1, 1998). The proposed man-made lake is in the center of the Specific Plan area and will serve as a retention facility. 14 PAEA 98-359Retreat.wpd C. Would the project result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Storm and nuisance runoff will be required to be retained and disposed of on site in an approved percolation device. Existing drainage is to the northeast. No changes to the existing drainage pattern are proposed. A Drainage Analysis calculated that a total of 14,191 c. f. of retention is needed for the 2.2 acre parcel of which the proposed recreation/club house is proposed. On -site retention areas consist of the proposed tennis court, proposed lake, and two small retention basins. (Source: SP 98-032). D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no existing bodies of surface water on the subject parcel. However, a man- made lake is proposed. The lake will be 8 feet deep, with a capacity of 76,200 cubic feet. It will be lined with 20mm PVC and earth with a concrete apron. Fresh water will fill the lake. E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The City of La Quinta does not have any natural bodies of water or rivers. There are many small man-made lakes and ponds on golf courses within the City. A few agricultural reservoirs are still in use. The La Quinta Evacuation Channel is a man-made stormwater channel that is usually dry except for runoff from seasonal storms. The future development of the project site with the proposed land use designations will not affect, to a significant degree, any existing drainage corridor (Source: Site Survey; La Quinta MEA). F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or by excavations? Less Than Significant Impact. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. Potable water to service this development will most likely come from existing groundwater wells in the near vicinity. The Coachella Valley Water District will furnish domestic water and sanitation service to the project (Sources: La Quinta MEA, SP 98-032, CVWD., June 1, 1998). G. Would the project result in altered direction or rate of flow of groundwater? Less Than Significant Impact. The proposed Specific Plan improvements will not result in a significant effect on groundwater wells by itself. As with any project using substantial amounts of water, there will be cumulative impacts to quantity of groundwater resources. It is not anticipated that there will be any significant alteration to the direction of flow of the groundwater supply, however, the rate of flow may be impacted due to high demand for water. No deep cuts are proposed 15 PAEA 98-359Retreat.wpd . � ��1+ r V t- with this project that would reach the depth of the groundwater. Groundwater is below 100 feet (Source: SP 98-032; Sladden Engineering, November 4, 1997). H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. Future development of the Specific Plan site will include concrete and asphalt pavement of portions of the site. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into the four retention areas. Following a heavy rain, contaminates could be transported into the retention areas or into the City's storm drain system that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. I. Would the project result in substantial reduction in the amount of groundwater otherwise available for public water supplies? Less Than Significant Impact. The Coachella Valley Water District has submitted a will serve letter, dated June 1, 1998. 3.5 AIR QUALITY Regional Environmental ,.Vetting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization of SCAQMD and requirements is found in the La Quinta MEA. The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U. S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter 10 microns or less in diameter that becomes suspended in the air due principally to winds, grading activity, and by vehicles traveling on paved and unpaved roads. Local Environmental.Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. 16 PAEA 98-359Retreat.wpd The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring - stations, one located in the City of Palm Springs, and the other in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate. A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Less Than Significant Impact. The South Coast Air Quality Management District CEQA Air Quality Handbook indicates that the threshold for significance for a racquet club (the most closely related type of land use to the proposed project) is 111,000 square feet of building area. The proposed recreation building will include 3,100 square feet of building area, thus, there is no anticipated significant air quality impact. The proposed 28 resort residential units will not exceed the 170 unit single family residential air quality threshold or the 193 unit threshold for a resort hotel. Thus, the anticipated air quality impact resulting from the Specific Plan is less than significant. B. Would the project expose sensitive receptors to pollutants? Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and recreation centers, medical facilities, rest homes, and other land uses that include concentration of individuals recognized as exhibiting particular sensitivity to air pollution. The proposed recreation/club house facility is a sensitive receptor. The adjacent land uses consist of residential and public park, which are sensitive receptors, as well. The closest schools to the proposed project are Harry Truman Elementary and La Quinta Middle School located north of Avenue 50, west of Park Avenue, approximately 4 miles northwest of the proposed project site. The Ambient Air Quality Standards (AAQS) are designed to protect that segment of the public most susceptible to respiratory distress or infection, referred to as "sensitive receptors." (Sources: La Quinta General Plan; La Quinta MEA: Site Survey; Draft SCAQNO CEQA Air Quality Handbook, SP 98-032). C. Would the project alter air movements, moisture, temperature, or cause any change in climate? No Impact. The proposed Specific Plan/Conditional Use Permit is not anticipated to result in any significant impact upon this topic area. There are no known significance thresholds for this topic area in which to assess impacts. D. Would the project create objectionable odors? 17 PAEA 98-359Retreat.wpd Less Than Significant Impact. Vehicles traveling on nearby streets generate gaseous and particular emissions that may be noticeable on the project site. However, these would be short-term odors that should dissipate quickly. The project might store small quantities of chemicals (cleansers and disinfectants) for which their could be odors, but storage of such chemicals is limited to inside the building or at the Maintenance facility for the country club (Source: Site Survey, SP 98-032; CUP 98-040). 3.6 TRANSPORTATION/CIRCULATION Regional Environmental.Vetting La Quinta is a desert community of over 18,600 permanent residents, and approximately 9,500 seasonal residents. The City is 31.18 square miles in size, with substantial room for development. The existing circulation system is a combination of early road work constructed in the 1930's by Riverside County and new roadways since incorporation of the City in 1982. Key roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early - spring months representing the peak tourist season and highest traffic volumes. Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by SunLine Transit Agency. One bus route along Washington Street connects the Cove and Village areas with the community of Palm Desert to the west. Two lines operate along Highway 11 1 serving trips between La Quinta and other communities in the desert. There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. These facilities, both existing and future, are designated in the La Quinta General Plan. Local Environmental .Setting The subject project site is located northeast of the intersection of Quarry Lane and Tom Fazio Lane North Avenue. Both streets are classified as private streets within The Quarry development, and Quarry Lane is a private roadway almost to the junction of 58' Avenue. The intersection is currently controlled by stop signs. A. Would the project result in increased vehicle trips or traffic congestion? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit traffic is not anticipated to have a significant effect upon the Quarry development, or upon the adjacent areas, since the use of the building will be by property owners as part of the existing internal circulation and traffic. Additional vehicle trips will result from the proposed development within Specific Plan 98- 032. It is anticipated that trips associated with the tennis court, recreation building, swimming pool, 18 PAEA 98-359Retreat.wpd .� ti and other recreation facilities will be a mix of Quarry residents and visitors to the Retreat, therefore. generating some new trips. The proposed resort residential units will generate new vehicle trips. The proposed 28 units could generate approximately 280 trips per day. Adjusting for multiple kevs by increasing the trip generation factor by 20% would result in approximately 336 daily trips added to the Quarry development (Source: Endo Engineering, Aug., 1997). B. Would the project result in hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? No Impact. The proposed Specific Plan/Conditional Use Permit will not result in safety hazards as the circulation system for The Quarry has been previously reviewed by the City, and the proposed new road within the Retreat is a local access roadway with gentle curves. No design hazards have been identified by the City's Public Works Department. C. Would the project result in inadequate emergency access to nearby uses? No Impact. The proposed Specific Plan/Conditional Use Permit will not be permitted to obstruct emergency access to surrounding land uses. The proposed project does not prevent access to any of the surrounding properties. Primary access to and from the facility will be from Tom Fazio Lane North. An emergency access gate onto Quarry Lane is also proposed. D. Would the project result in insufficient parking capacity on -site or off -site? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit includes parking in accordance with the requirements of the City for recreation types of land uses. There will be a total of 56 parking spaces for the employees and members (Source: SP 98-032). Parking for the residential dwelling units within the Planning Areas shall be provided through uncovered or detached covered parking structures. One and two car attached garages may however, be incorporated into the design of the residential units. Planning Area 1 will have 20 parking spaces (16 standard, 4 handicapped) and 10 spaces for residential parking needed by units in Planning Area 2. Planning Area 2 will provide 2 spaces per lot (5 lots maximum). Parking needs for Planning Area 3 will be subject to a Conditional Use Permit for future development. Resort residential requires one space per bedroom. E. Would the project result in hazards or barriers for pedestrian or bicyclists? Less Than Significant Impact. It is anticipated that hazards to bicyclists and pedestrians will not be increased significantly as a result of the proposed Specific Plan/Conditional Use Permit development (Source: La Quinta General Plan). There are no designated bike lanes within the Quarry development. F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? 19 PAEA 98-359Retreat.wpd No Impact. The project is not along a designated bus route, and therefore will not have a bus turnout or bus service included with the Specific Plan/Conditional use Permit. There are no adopted policies requiring alternative transportation for a gated country club development unless there are over 100 employees (Source: La Quinta MEA). There are policies in the General Plan pertaining to alternative transportation. The Specific Plan/Conditional Use Permit does not conflict with these policies in that The Retreat will utilize internal golf cart circulation. G. Would the project result in rail, waterborne or air traffic impacts? No Impact. There is no rail service in the City of La Quinta. The closest rail line is approximately nine miles to the north of the project site. There are no navigable rivers or waterways, or air travel lanes or airports within the City. Thus, there will be no impacts upon these issues. The closest airports are the Bermuda Dunes Airport, a small private facility located just south of Interstate 10, approximately 8 miles north of the project site and the Thermal Airport, located approximately 7 miles northeast of the project, on Airport Boulevard in the Thermal area (Sources: La Quinta MEA, USGS La Quinta 7.5' Quad Map, Site Survey). 3.7 BIOLOGICAL RESOURCES Regional Environmental .Setting The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as either urban or agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master Environmental Assessment (1992). Local Environmental.Vetting The project site is located in a border area between the Desert Transition ecosystem and the Sonoran Desert Scrub ecosystem. Typically, undeveloped land within the Sonoran Desert Scrub ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub is the most typical environment found in the Coachella Valley. It is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful. The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and rats are all common rodent species in this environment. The black -tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher 20 PAEA 98-359Retreat.wpd elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area (Source: La Quinta MEA). The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding mountains. The transition is gradual and involves an intermingling of vegetation types typically found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher rainfall. Where creosote bush and bur -sage dominated in the desert scrub areas, cacti become more abundant and ocotillo dominate on the upper portions of alluvial fans, bajadm, and rocky mountain slopes (Source: La Quinta MEA). A. Would the project result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? No Impact. There are no designated habitats of endangered, threatened, or rare species known to be within the project site (Source: La Quinta MEA). The project was transmitted for comment to the U.S. Fish and Wildlife and Department of Fish and Game, however, no comments have been received, to date, from these entities. A biological survey was conducted on the adjacent Quarry project area in 1993. No evidence of plant species of special concern was found. The hillsides to the north, west, and south of the Quarry project are said to be peninsular bighorn habitat. The biology report for the Quarry concluded that bighorn did not utilize the project site for drinking, lambing, or foraging, but may occasionally traverse the extreme western portion of the Quarry site as they move from one portion of the Santa Rosa Mountains to another. There is a slight possibility that desert tortoise may occur on the site, but evidence of occupation was not found (Source: Keith Companies, 1993). B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta. All significant biological resources are designated at the state and/or federal level by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. There have been no comments received, to date, regarding this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game (Source: La Quinta MEA). C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found in or near the Specific Plan/ Conditional Use Permit site Most of the surrounding parcels are developed with homes or roadways. There are no intact significant natural biological communities remaining in the area of the project site. There have been no comments received to date from the U.S. Fish & Wildlife Service or the California Department of Fish and Game for this Specific Plan/Conditional Use Permit. 21 PAEA 98-359Retreat.wpd Vi � D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and vernal pooI)? No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools on the Specific Plan/Conditional Use Permit site or nearby. The project site is a dry desert parcel within a developing country club. There have been no comments received to date regarding this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. E. Would the project result in impacts to wildlife dispersal or migration corridors? Less Than Significant Impact. Wildlife corridors are open in the Coral Reef Mountains which provide access to the higher Santa Rosa Mountains to the southwest (Source: La Quinta MEA; Site Survey). There have been no comments received to date on this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental.Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in La Quinta come from the Imperial Irrigation District (IID), Southern California Gas Company, and various gasoline companies. Local Environmental.Setting There are no oil wells or other fuel or energy producing facilities or resources on or near the project site. The project site is located within MRZ-3. The MRZ-3 designation is applied to those areas containing mineral deposits the significance of which can not be evaluated from available (Source: La Quinta MEA; Site Survey). However, the project site is adjacent to the former location of a sand and gravel quarry that was active in the recent past. The quarry pit was more than 30 feet deep and over 300 feet wide (Source: Keith Companies, 1993). A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan, however, there are policies and goals in the City's General Plan that recommend conservation of materials and fuels to the extent possible. the City's General Plan Housing Element contains requirements for efficiency in construction and materials with the goal of reducing energy consumption. All development within the Specific Plan Shall be required to meet Title 24 energy requirements (Sources: La Quinta General Plan, UBC). B. Would the project use non-renewable resources in a wasteful and inefficient manner? 22 PAEA 98-359Retreat.wpd Less Than Significant Impact. Natural resources that may be used by this proposed Specific Plan/Conditional Use Permit include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction. Title 24 (of the Uniform Building Code) requirements shall be complied with for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District (Source: La Quinta MEA; Water Conservation Ordinance; Coachella Valley Water District; UBC). C. Would the project result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? Less Than Significant Impact. The Quarry development includes the area of a former sand and gravel quarry that operated For several years under Riverside County jurisdiction. The entire quarry pit was incorporated into the country club development. Although the underlying area of the country club could be reclaimed for future quarrying activity, it is not feasible that this will happen. 3.9 HAZARDS Regional Environmental.Vetting Recent growth has increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County. Local Environmental.Setting In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The project site has not been used for any type of manufacturing or industry, and there has not been any known dumping of hazardous substances on the property (Sources: Site Survey; Aerial Photos). A sand and gravel quarry was located adjacent to the west and southwest of the site where the Quarry development is now located. A. Would the project involve a risk of accidental explosion or release of hazardous substances (including not limited to oil, pesticides, chemical, or radiation)? Less Than Significant Impact. There is a minimal risk of exposure from chemicals and pesticides that may be used within the project. No other risks are anticipated by the project. Use of any 23 PAEA 98-359Retreat.wpd chemicals during the construction phase or on -going operations shall be by trained personnel only according to local Riverside County Health Department, OSHA, and EPA requirements. B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? Less Than Significant Impact. Construction activities will be confined to permitted sites within the Specific Plan, except for minimal off -site work as permitted for project roadways, curbs, and gutters. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be implemented whenever required. Traffic diversions are subject to inspection by the City's Public Works Department. C. Would the project involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with the proposed Specific Plan/Conditional Use Permit beyond those normally associated with a construction project, which consist primarily of accidental injuries. D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no identifiable significant health hazards on the project site. The potential development of the proposed Specific Plan/Conditional Use Permit is not expected to create any health hazards. Development will be required to conform to zoning standards and all applicable health and safety codes. E. Would the proposal involve increased fire hazard in areas with flammable brush, grass, or trees? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit site is on a vacant parcel with sparse natural vegetation. The parcel has been previously graded. Thus, there is a very low fire potential from brush, grass, or trees. The construction of the proposed building will increase fire hazards for which the Fire Marshal requires conditions of approvafl for type of construction and materials to mitigate potential impacts. 24 PAEA 98-359Retreat.wpd 3.10 NOISE Regional Environmental .Vetting Noise levels in the City are created by a variety of sources within and outside the City boundaries. The major sources of noise include vehicles on City streets and ]Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterial roadways. Local Environmental .Setting The ambient noise level at the project site is dominated by vehicle traffic noise from Quarry Lane and Tom Fazio Lane North. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. Residential uses are located to the west of the project site. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45. The General Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60 (Sources: Site Survey; La Quinta MEA). A. Would the project result in increases in existing noise levels? Less Than Significant Impact. Vehicular noise would result from employees, members, and guests arriving and departing the site. The building will be 400 feet from the nearest residential unit. There is an existing block wall along Tom Fazio Lane that extends to Quarry Lane. Additional block wall is proposed along the northern property boundary adjacent to Lake Cahuilla Drive. These walls will serve as mitigation for properties on both sides of the walls from sound affecting and originating from the proposed project. Existing noise levels would be increased due to short-term construction activities and long-term operational activities (e.g. noise generated by vehicles and equipment run by residents, visitors, and landscape/maintenance crews). Noise increases could impact wildlife in the adjacent Sant Rosa Mountains, Lake Cahuilla County Park users, and PGA West residents and guests. For the most pat, these impacts will be mitigated through use of construction equipment mufflers and adherence to allowed construction working hours. The project shall comply with the City Zoning Code noise regulations. Significant impacts are not anticipated (Source: Keith Companies, 1993). B. Would the project result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. No severe noise impacts are anticipated from the Retreat Specific Plan. 25 PAEA 98-359Retreat.wpd The proposed development will result in short-term impacts associated with construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. These high noise levels are short in duration and temporary with the construction phases. Such high noise levels are not anticipated or permitted after construction, or during the "operation" of the facility (Source: La Quinta General Plan). 3.11 PUBLIC SERVICES Regional Environmental Vetting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing facilities located in the City of Indio. Where is a small substation located within the La Quinta City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the Citv should have a police force of 25.5 officers, but is currently underserved. Currently, there are three officers per shift with three staggered shifts per day to serve La Quinta. In addition to patrol, there is also a target team, Community Services Officer, and School Resources Officer assigned to the City (Source: 10 1 -301 Police Services Supporting Information). Fire protection service is provided to the City by Riverside County Fire Department through a contractual arrangement. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved (Source: La Quinta MEA). Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department). Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillsides are virtually barren and the scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There are two elementary schools, one middle school, and one high school within the City. The City is also within the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and county planning standards of 0.5 square feet per capita and 1.2 volumes per capita are used to forecast future facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but overserved in terms of volumes (Source: La Quinta MEA, La Quinta Library staff). 26 PAEA 98-359Retreat.wpd Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in La Quinta on Hwy. 111. The Eisenhower Medical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Env¢ronmental.Setting The project site is south of Fire Station #70, located at the southwest corner of the intersection of 54th Avenue and Madison Street. Ambulance services are also dispatched from Station 470. The Quarry is a gated community with private security service. Governmental services in La Quinta are provided by City staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. The project site is located in the Desert Sands Unified School District. A. Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will increase the need for fire protection due to the construction of structures. Development of the project shall comply with the fire flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire access will be required through the design of the project streets and setbacks between structures. Other code requirements (such as sprinkler systems, construction materials, etc.) shall be complied with. The comment letter from the Fire Department shall be made part of the Conditions of Approval for the Site Development Permit (Source: Fire Department, October 21, 1997, and May 19, 1998). B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. Traffic collisions, patrol requests, and calls for service will impact the Sheriffs Department. This will generate a cumulative need for additional staff in the future. A comment letter from the Sheriff's Department stated that there were no objections to the proposed project (Source: Sheriff's Dept, November 17, 1997, and May 19, 1998). C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? Less Than Significant Impact. School overcrowding is a District -wide concern for the Desert Sands Unified School District. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state, and federal budget cuts that have had an impact on the financing of new schools. The proposed project is anticipated to have a 27 PAEA 98-359Retreat.wpd minor impact on the school system. The school mitigation fee that is currently collected on all new development at the time building permits are issued will be required of this project as mitigation in compliance with State mandate for school impact mitigation (Source: DSUSD, November 17, 1997, and June 4, 1998). There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the proposed Specific Plan and Conditional Use Permit as proposed do not affect the current land use as it would be assessed at time of development, whether or not the project is implemented. D. Would the project have an effect upon, or result in a need for new or altered government services in relation to the maintenance of public facilities, including roads`.' Less Than Significant Impact. The Specific Plan/Conditional Use Permit site is served by existing infrastructure connected with the facilities installed in connection with development of The Quarry. The proposed street within The Retreat Specific Plan is to be a private street improved and maintained by the property owners association. Access to the Quarry is via 58' Avenue, which is a public roadway. There will be "wear and tear" on 58' Avenue leading up to the entrance of The Quarry which will require maintenance services by the City. E. Would the project have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, inspection, and planning review needed for the proposed project will be partially offset by application, permit and inspection fees charged to the applicant and contractors. It is not anticipated that there will be a significant impact to City staff from the proposed project. 3.12 UTILITIES Regional Environmental .Services The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Media One serves the area for cable television service. There are several wireless communication companies that provide services in the La Quinta area. The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. 28 PAEA 98-359Retreat.wpd The City's stormwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to the only open landfill (Edom Hill) within the Coachella Valley. Local Environmental.Settinl; The project site is within a developing area. An existing sewer force main and water truck line are located along the east side of Quarry Lane. Existing utilities are located throughout The Quarry development for which The Retreat project will be able to access. A. Would the project result in a need for new systems, or substantial alterations to power and gas service? Less Than Significant Impact. Power, water, sewer, and natural gas lines have been brought in to the community and are available to the project site. It is not anticipated that the project will require a significant level of electricity or natural gas to result in the need for new systems or alterations to existing systems. The project developer will have to coordinate with IID and The Gas Company for the timely provision of utilities. B. Would the project result in a need for new systems, or substantial alteration to communication systems? Less Than Significant Impact. The proposed development will require service from General Telephone Exchange (GTE) for telephone communication. The developer will be required to coordinate the installation of telephone service infrastructure with GTE. Media One is the current provider of cable television services for which the developer will have to coordinate with if the project is to have cable television service. Telephone and television service are existing in The Quarry development, thus there will not be a need for significant alterations to these services from the proposed project. C. Would the project result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less Than Significant Impact. It is not anticipated that the project will result in a significant adverse impact upon the water resources of the area. The developer has been in contact with the Coachella Valley Water District regarding the provision of service to the project site. No significant impacts are anticipated by the proposed project (Source: CVWD, June 1, 1998). D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? 29 PAEA 98-359Retreat.wpd Less Than Significant Impact. The proposed project will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on -site sewer system. The developer has been in contact with the Coachella Valley Water District regarding the provision of sewer service. Since sewer service exists at The Quarry development, it is not anticipated that there will be a significant impact upon the sewer system from the proposed project (Source: CVWD, October 27, 1997. and June 1, 1998). E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The project will result in substantial construction of buildings, pavement and landscaping. The Whitewater River Storm channel is located approximately 7 miles north of the project site. There are no anticipated adverse impacts to the channel (Source: Site Survey, La Quinta General Plan). The La Quinta Evacuation Channel is located 6 miles to the northwest and provides drainage protection for the general area. Drainage specific to the proposed project will be directed to the proposed lake as designed by the drainage plan for the Retreat development. There is no anticipated significant drainage impacts from the proposed Retreat project. On -site drainage plans for the project site will be reviewed to ensure compatibility with the overall drainage plan prior to issuance of grading or building permits. F. Would the project result in a need for new systems, or substantial alteration to solid waste disposal? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will require solid waste disposal services from the current franchisee when development occurs. Solid waste is transported to the one existing landfill in the Coachella Valley. This landfill is reaching capacity and may be closed in the near firture. Development must comply with the City's Source Reduction and Recycling policies. Any on -site programs will be coordinated with Waste Management. This project will cumulatively impact solid waste systems and facilities (Source: Specific Plan 98-032). G. Would the project result in a need for new systems or supplies, or substantial alterations to local or regional water supplies? Less Than Significant Impact. Water system improvements and infrastructure were installed with the construction of The Quarry development a few years ago. There should only be minor modifications and extensions required with the proposed Retreat Specific Plan development. 3.13 AESTHETICS Regional Environmental .Vetting The City of La Quinta is partially located within a desert valley cove and partially on the desert floor. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains 30 PAEA 98-359Retreat.wpd are visible on clear days throughout most of the City. Dominate architectural styles found in the City are Mediterranean and Spanish Revival, with a relatively low profile for residential structures and for most commercial structures, as well. Local Environmental.Setting The project site is located in a predominately residential and open space zoned area in the southeastern portion of the City. The proposed Specific Plan allows development up to 34 feet in height and two stories. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the west and south, the Guadalupe Creek/Devil's Canyon alluvial fan area to the west, and the open valley floor to the north and northeast (Source: Site Survey; La Quinta MEA). A. Would the project affect a scenic vista or scenic highway? Less Than Significant Impact. The project site is not located within a viewshed as designated by the City's General Plan. The vistas from the project site include the Coral Reef Mountains adjacent to the west, the Santa Rosa Mountains to the south, and the valley floor to the northeast and east. The proposed buildings will be constructed with low profiles. B. Would the project have a demonstrable negative aesthetic effect? No Impact. The proposed Conditional Use Permit and future development will be required to comply at the time of development with architectural and landscaping policies of Specific Plan 98- 032. The design guidelines contained in the Specific Plan are intended to establish a resort residential design which is consistent with the adjacent golf course community of The Quarry; delineate criteria for enhancing the natural site features, native plant materials and habitat areas; and provide a consistent approach to site planning, building design, street furniture and signs, wall and fence materials and color, lighting, landscaping, and other design elements. The architecture is described as "desert architecture" and may include Spanish mission, southwest adobe, pueblo, and other compatible styles. The predominant color of all structures should be limited to the spectrum of white, cream, tan, sand, light brown, mauve, and other earth tones. Roofing materials should be limited to concrete -based or clay tile materials in barrel tile or shake type forms. The predominate exterior building material should be textured or smooth finish stucco. Wood, tile and limited wrought iron should be used as accent materials as dictated by the applicable architectural style (Source: SP 98- 032). C. Would the project create light or glare? Less Than Significant Impact. The development within the proposed Specific Plan will include exterior security and both low and high level landscaping lighting which will cumulatively contribute to the existing light and glare in the City. All lighting for the project must comply with the Dark Sky Ordinance and the requirements of the Lighting Ordinance for the proposed uses. The tennis court will not have night lights. 31 PAEA 98-359Retreat.wpd 3.14 CULTURAL RESOURCES Regional Environmental.S'etting A portion of the prehistory.of the La Quinta area is known through the archaeological record pieced together from various archaeological investigations over the past twenty years and from extensive ethnographic information collected. A discussion of the prehistory and history of La Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La Quinta General Plan and the Master Environmental Assessment. Local Environmental .Vetting The project site is located in the southeastern portion of the City. There are recorded archaeological sites within a one mile radius of the project site, indeed within The Quarry development. The project site was surveyed in conjunction with the environmental assessment prepared for Site Development Permit 97-617 for The Retreat, and monitored during grading operations. There are no recorded prehistoric or historic sites on the project site, although there are recorded sites within The Quarry development. A. Would the project disturb paleontological resources? Less Than Significant Impact. It is known that marine -associated paleontological resources are found at elevations below 42 feet above mean sea level. The proposed project site is located at or just above sea level. It was determined that the project site was inside of the area designated by the Lakebed Paleontological Determination Map (Source: Lakebed Paleontological Determination Map). During mass grading of the Specific Plan area (for SDP 97-617) paleontological resources were encountered (Source: Paul G. Chace, Keith Companies, 1997). If additional grading or trenching below the level of previously disturbed earth is proposed for development within the Specific Plan, additional paleontological monitoring shall be required. B. Would the project affect archaeological resources? Less Than Significant Impacts. There are several archaeological sites within close proximity of the proposed Specific Plan site. The archaeological survey conducted in 1997, by Keith Companies archaeologists for the project site, and the archaeological monitoring of the mass grading activities, did not locate any archaeological sites. It is likely that previous agricultural use and sand and gravel quarrying of the project area accounts for the absence of prehistoric material on the ground surface. However, a potential still remains for the discovery of subsurface archaeological resources on the project site. C. Would the project: affect historical resources? 32 PAEA 98-359Retreat.wpd No Impacts. There were no existing historic resources located during the cultural resources survey conducted in 1997 (Source: Drover, 1997). D. Would the project have the potential to cause a physical change which would affect unique ethnic values? No Impact. There is no identifiable unique ethnic values associated with the proposed project site. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses on the proposed project site (Source: Site Survey). 3.15 RECREATION Regional Environmental .Vetting The City of La Quinta has an adopted Parks and Recreation Element and Master Plan that assesses the existing resources and facilities and the future needs of the City. The City has approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not included in this count. There are also unimproved bike and equestrian corridors within the City and designated pedestrian hiking trails. Local Environmental.4etting The Retreat Specific Plan/Conditional Use Permit site is vacant desert land within a walled country club with a golf course. There is no evidence that there have been any organized or approved public recreational uses on the project site. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will not significantly impact the existing park and recreation facilities. The recreation/club house and tennis court and pool will add a new privately -owned recreation opportunity to the City. Infrastructure fees will be assessed on the project and will serve as mitigation for this issue (Source: SP 98-032). The proposed new resort residential units will create a less than significant impact on the existing recreation facilities by adding new users. This increased demand will be slightly off -set by the construction of new facilities within The Retreat, such as the spa, pool, tennis court, and recreation building. B. Would the project affect existing recreational opportunities? 33 PAEA 98-359Retreat.wpd No Impact. The proposed Specific Plan/Conditional Use Permit will not affect existing parks and recreation facilities. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The proposed Specific Plan/Conditional Use Permit will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist and addendum. The following findings can be made regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: • The proposed Specific Plan will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. • The proposed Specific Plan will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. • The proposed Specific Plan will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. • The proposed Specific Plan will not have environmental effects that will adversely affect human, either directly or indirectly, with the implementation of mitigation. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. Utilized in the current analysis was the La Quinta Master Environmental Assessment (MEA). prepared in 1991, in conjunction with the 1992 General Plan Update and related EIR. Other references include: 1. Bechtel Civil, Inc., 1989. 2. CVWD, October 27, 1997, June 1, 1998, project comment letters. 3. Draft SCAQMD CEQA Air Quality Handbook. 4. Southland Geotechnical, 1996. 5. USDA Soil Conservation Service, Soil Survey of Coachella Valley, 1979. 6. City of La Quinta Historic Context Statement (Draft- Dec. 1996). 7. The Gas Company, November 18, 1997, project comment letter. 8. Desert Sands Unified School District, November 17, 1997, and June 4, 1998. project comment letters. 9. Riverside County Sheriff, November 17, 1997, and May 19, 1998, project comment letter. 34 PAEA 98-359 Retreat. wpd 51 10. Specific Plan 98-032 The Retreat I l . Environmental Assessment 97-347 - The Retreat (SDP 97-617) The special studies prepared for the proposed project consist of. 1. Drainage Analysis for PM 28650, Jerry L. Miles, Keith Companies, Oct. 28, 1997. 2. Cultural Resources Assessment: Chris Drover, Keith Companies, 1997. 3. Soils Investigation Status, Sladden Engineering, October 23, and November 4, 1997. 4. Report of an Archaeological Monitoring Program for The Retreat at the Quarry, Parcel Map 28650. Paul G. Chace, Ph.D., The Keith Companies. January 1998. B. Impacts Adequately Addressed. All potential impact/issue areas, are considered to be adequately addressed with this environmental assessment. Certification of this EA by the Planning Commission will confirm the adequacy of the environmental assessment. C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. 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C i Q —� v= U Q. co L N %«- co it W Q C co - U ++ cn O Q oc a� V a Fo '> cm �r W O) *+-C f' .QUe—I U (n a) 0 0 W ccE_O a- -0C O NO cn con Lf p - = O� Rt cnE w ;z a) o "0) , °.+�_aC U cc in L co > Ci O °j'z 000 o cn F--o.:.c W U N +� mCE Qc I i W H Q 0 W >- U tl Z 0 Q u a U Li O U U Q ,4-- cc O W N w M c = O Co U 0 > O c a a_ O a to U Q U Z H a +• CD c cc 0 CD E O O cn CL CD W z U O J Lc m O m > ZZ CD CD m0 OO > > vain c'c w O OC E E E E n. O O a) U U 0 En ao Q a m Z a. O _U s� m F- ca a = a c `o O w Cl) Lu ns Di cum E- a + c U a) O CD In CM �(D Z O Eao >.Q O + cccn Lm w F- E Q o �w L (n di a (D c C > cn N W S F- a) U N CD LO W U al N a cn E ca N r eM O( Z .� m 0 a) c M m W c () CY) U E O PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 98-032 FOR THE RETREAT AT THE QUARRY CASE NO.: SPECIFIC PLAN 98-032 WHEREAS, the Planning Commission of the City of La Quinta did on the 281h day of July, 1998, hold a duly noticed public hearing to consider the request of LA QUINTA GOLF PROPERTIES for approval of a Specific Plan to allow 28 resort residential units and a recreation building and related amenities, located at the northeast corner of Tom Fazio Lane North and Quarry Lane in The Quarry at La Quinta, and; WHEREAS, said Specific Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 98-359) and determined that the proposed Specific Plan will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact is recommended for certification, and; WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of the Specific Plan: 1. The Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that the residential uses are within the allowable 2-4 dwelling units per acre land use designation and the uses proposed are permitted under the Low Density Residential designation. 2. The Specific Plan will not create conditions materially detrimental to the public health, safety, and general welfare in that development allowed under the Specific Plan is compatible with existing uses and development standards contained in the Specific Plan will ensure high quality development. 3. The Specific Plan will provide land use compatibility with zoning on adjacent properties in that the uses allowed are either residential or recreational which are allowed in residential projects P:\STAN\pc res sp 98-032 .wpd Planning Commission Resolution 98- July 28, 1998 4. The Specific Plan is suitable and appropriate for the property in that it is adjacent to two collector streets within the project and across the street from the clubhouse for The Quarry. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend that a Mitigated Negative Declaration of Environmental Impact be certified for this project. 3. That it does hereby recommend to the City Council approval of the above - described request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28" day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\STAN\pc res sp 98-032 .wpd PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-032 LA QUINTA GOLF PROPERTIES J U LY 28, 1998 GENERAL Specific Plan 98-032 shall comply with the requirements and standards of the La Quinta Municipal Code and all other applicable laws, unless modified by the following conditions. The Specific Plan shall expire if not established within 24 months of the effective date of approval. Established means that a ministerial permit for development related to the Specific Plan has been issued. 2. The Specific Plan text on file in the Community Development Department, shall be revised to include the following conditions with final texts submitted to the Community Development Department within 30 days of final approval. 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. Construction of Phase 2 cottages (two units) may be approved by the Director of Community Development if they are architecturally compatible with those approved by Conditional Use Permit 98-040. 5. A Site Development Permit shall be approved by the Planning Commission for the maximum 23 resort units in Planning Area 3. 6. All conditions of the Mitigation Monitoring Plan for Environmental Assessment 98-359 shall be met. 7. 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. PROPERTY RIGHTS 8. All easements, rights of way and other property rights necessary for 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 final maps or parcel maps or waivers of parcel maps. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of essential improvements located on street, drainage or common lots or within utility easements. p:\stan\pc coa sp 98-032 Planning Commission Resolution 98- Specific Plan 98-032 July 28, 1998 9. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 10. The applicant shall vacate abutter's rights of access to Cahuilla Park Road and the most easterly 250 feet of Quarry Lane. Emergency access may be approved along these roads. 11. Parcel or tract maps within this specific plan shall not rescind the public street dedication made on Tract 28650. 12. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures. 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. 14. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: a. OFF -SITE STREETS i. When Jefferson Street and/or Cahuilla Park Road are realigned or otherwise improved, the applicant shall consent to realignment of the east end of Quarry Lane as approved by the City Engineer. b. PRIVATE STREETS AND CULS DE SAC Residential - 36 feet wide if double loaded (building lots on both sides), 32 feet if single loaded ii. Cul de sac curb radius - 45' Entry drives, turn knuckles, corner cutbacks, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 15. Access points (other than emergency access) shall not occur along Cahuilla Park Road or along the easterly 250 feet of Quarry Lane. LANDSCAPING 16. Perimeter walls and required landscaping for the entire perimeter to be enclosed p:\stan\pc coa sp 98-032 Planning Commission Resolution 98- Specific Plan 98-032 July 28, 1998 shall be constructed prior to final inspection and occupancy of any structures within the specific plan area unless a phasing plan or construction schedule is approved by the City Engineer. Perimeter landscaping along Cahuilla Park Road shall match the existing landscaping to the north. 17. Landscape and irrigation plans for landscaped lots and perimeter areas 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. 18. 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. 19. 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. 20. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. MISCELLANEOUS 21. All requirements of the Coachella Water District shall be complied as stated in their letter dated June 1, 1998, on file in the Community development Department. 22. Fire Department requirements shall be established during time of development permit review. p:\stan\pc coa sp 98-032 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF 28 RESORT RESIDENTIAL UNITS AT THE RETREAT AT THE QUARRY CASE NO.: CONDITIONAL USE PERMIT 98-040 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28" day of July, 1998, hold a duly noticed Public Hearing to consider the request of LA QUINTA GOLF PROPERTIES, for approval of a Conditional Use Permit to allow construction of 28 resort residential units, located at the northeast corner of Tom Fazio Lane North and Quarry Lane in The Quarry at La Quinta , more particularly described as: APNS: 761-070-007 AND 761-070-009 WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the Community Development Department has conducted an Initial Study (Environmental Assessment 98-359) and determined that the proposed Conditional Use Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact is recommended for certification, 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 Conditional Use Permit: A. The project is consistent with the General Plan in that these types of units are permitted in residential zones with a Conditional Use Permit and the project is within the 2-4 dwelling units per acre range allowed by the Low Density Residential land use designation.. B. This project has been designed to be consistent with the provisions of the Zoning Code and applicable Specific Plan or will be conditioned to be so in areas of design development standards, parking, etc. B. Processing and approval of this project is in compliance with the requirements of the California Environmental Quality Act in that the La Quinta Community Development Department has determined that this Conditional Use Permit will cApc res cup 98-040 e � Planning Commission Resolution 98- July 28, 1998 not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact is recommended for certification. C. The site design of the project is appropriate for the use in that the cottages comply with applicable design requirements and are providing adequate landscaping and are compatible with surrounding development. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby recommend that a Mitigated Negative Declaration of Environmental Impact be certified for this project. 3. That it does hereby approve Conditional Use Permit 9-040 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 281h day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California c:\pc res cup 98-040 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 98-040 LA QUINTA GOLF PROPERTIES JULY 28, 1998 GENERAL 1 . The use of this site for resort residential uses shall be in conformance with the approved exhibits contained in Conditional Use Permit 98-040 and Specific Plan 98-032, unless otherwise amended by the following conditions. 2. The approved Conditional Use Permit shall be used within two years of the effective date 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 9.200.080D. 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 in 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 June 1,1998, 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:\STAN\pc coa cup 98-040.wpd RESOLUTION 98- CONDITIONS OF APPROVAL -RECOMMENDED CONDITIONAL USE PERMIT 98-040 JULY 28, 1998 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. 6. All applicable conditions of Specific Plan 98-032 shall be met. 7. Exterior lighting shall to be low profile, down shining, and comply with Municipal Code and not cause annoyance to surrounding properties. Plans to be approved by Community Development Department prior to issuance of each building permit. 8. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the property to which they apply. LANDSCAPING 9. 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. 10. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 11. 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. 12. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 13. All 24" box trees shall have a minimum 2'/2" caliper. FIRE MARSHAL 14. Plans shall be submitted to the Fire Marshal review and approval prior to issuance of Building permits for the cottages and any future resort residential units. P:\STAN\pc coa cup 98-040.wpd ATTACHMENT 1 7� CPOA 99Y CASE MAP CASE No. S P 98-032 CUP 98-040 LOCATION MAP NORTH SCALE: NTS PH #E STAFF REPORT PLANNING COMMISSION DATE: JULY 28, 1998 CASE NO.: TENTATIVE TRACT MAP 28738 REQUEST: RECOMMENDATION FOR APPROVAL OF A SUBDIVISION OF 8.27 ACRES INTO 22 SINGLE FAMILY AND OTHER COMMON OR STREET LOTS WITHIN THE BOUNDARIES OF SPECIFIC PLAN 83- 002 (AMENDMENT #3) IN PGA WEST LOCATION: SOUTHWEST CORNER OF SOUTHERN HILLS AND FUTURE WINGED FOOT ABUTTING THE EXISTING JACK NICKLAUS TOURNAMENT GOLF COURSE APPLICANT/ PROPERTY OWNER: KSL LAND CORPORATION ENGINEERS: M.D.S. CONSULTING ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 28738 IS WITHIN SPECIFIC PLAN 83-002 (PGA WEST). THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER PUBLIC RESOURCES CODE SECTION 65457(A). AN ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE #83062922) WAS CERTIFIED BY THE CITY COUNCIL ON MAY 15, 1984 (RESOLUTION 84-28). NO CHANGED CIRCUMSTANCES, OR CONDITIONS, EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE 21166. GENERAL PLAN/ ZONING/ SPECIFIC PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL/RL (LOW DENSITY RESIDENTIAL) AND RESIDENTIAL (SPR-1) PER SPECIFIC PLAN 83-002 (AMENDMENT #3) STPC28738-24 RES028738-24, CONDTTM28738-24 BACKGROUND: PGA West Background The PGA West Resort and Club is made up of numerous tentative tract maps which have been approved since the 1984 approval of Specific Plan 83-002 (Resolution 84-31). Housing units range in size from 1,283 square feet to over 5,000 square feet, with many houses being attached, or detached one story units. Started in 1986, PGA West, within Specific Plan 83-002, is a country club community of approximately 1,700 residences (5,000 houses are allowed) and multiple championship golf courses. Site Information The vacant site was mass graded a few years ago during construction of the existing golf course. Surrounding properties are vacant and owned by the applicant. Proiect Request This map resubdivides portions of Tract 21643, and proposes 22 single family residential lots on 8.27 acres (Attachment 1). Access to the site is available by using existing private streets to the north of the site (i.e., Southern Hills and Winged Foot). The proposed lots front onto future Winged Foot, a private street, and back up to the existing Jack Nicklaus Tournament Golf Course. Winged Foot, a north -south street, runs parallel to Madison Street, an existing public thoroughfare to the east. The proposed single family lots vary in size from 11,562 square feet to 16,586 square feet with an average of 12,028 square feet. Lots are typically 81-feet wide by 144-feet long. The project density is approximately 2.6 dwellings per acre. Pad elevations for the lots range from 73.7' high (Lot 22) to 80.9' high (Lot 1). Lot "A" is a designated landscape lot. The lots are designed for Heritage units that were approved by the City in 1995 under Plot Plans 95-552 and 95-565. The one story houses are 2,655 square feet or greater in size. Public Notice This application was advertised in the Desert Sun newspaper on July 14, 1998. All property owners within 500=feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance of the La Quinta Municipal Code. Additionally, public hearing notices were mailed to all property owners within PGA West. To date, no written correspondence has been received. At the time the public notice was sent out by the Community Development Department the applicant was requesting 29 single fammily lots. On July 15, 1998, the applicant reduced the number of residential lots to 22. STPC28738-24 2 RES028738-24, CONDTTM28738-24 Public Agency Review All written comments received are on file with the Community Development Department. All agency comments received have been made Conditions of Approval for this case. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan, Specific Plan 83-002, Zoning Code, and the Subdivision Ordinance the following overview of the project is provided: Issue 1 - General Plan and Specific Plan Consistency The City's General Plan designates the subdivision as Low Density Residential (2-4 dwellings per acre) which allows single family housing (e.g., attached or detached housing units). The PGA West Specific Plan (SP 83-002) is consistent with the existing General Plan and its internal elements because up to 5,000 homes are approved for the PGA West development along with other commercial resort amenities. This map proposes lots greater than 11,561 square feet which exceeds the plan's minimum requirements of 6,500 square feet. The proposed single family development is consistent with the City's General Plan and PGA West Specific Plan as designed because detached single family houses are permitted, provided development standards are met. Traffic generation from the development is expected to be 220 vehicle trips per day, or less. The number of vehicle trips generated is less than 1 % of the vehicles planned for the ultimate build -out of PGA West. Issue 2 - Tract Design/Improvements Infrastructure improvements are required for development of this tract. Impacts associated with development of the project can be mitigated through adherence to the recommended conditions. Issue 3 - Health and Safety Infrastructure improvements necessary for development of the tract exist will be extended as needed. The health, safety and welfare of residents is ensured based on recommended conditions. CONCLUSION: The tentative tract map, as conditioned, is consistent with adjacent development in the immediate area, and in conformance with City Zoning Code and Specific Plan requirements. Findings for a recommendation for approval, as noted in the attached Resolution, can be made. STPC28738-24 3 RES028738-24, CONDTTM28738-24 RECOMMENDATION: Adopt Planning Commission Resolution 98 recommending to the City Council approval of Tentative Tract Map 28738, subject to findings and conditions. Attachments: 1. TTM 28738 (Reduced) 2. Large Exhibits (Planning Commission Only) Submitted by: II, Associate Planner Christine di lorio, Planning Manager STPC28738-24 4 RES028738-24, CONDTTM28738-24 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A 22 SINGLE FAMILY AND OTHER COMMON LOT SUBDIVISION ON 8.27 ACRES LOCATED WEST OF WINGED FOOT AND SOUTH OF SOUTHERN HILLS IN PGA WEST CASE NO.: TENTATIVE TRACT MAP 28738 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28th day of July, 1998, hold a duly noticed Public Hearing for KSL Land Corporation for a 22 single family residential and other common landscape and street lot subdivision on 8.27 acres, generally west of future Winged Foot and south of Southern Hills in PGA West, more particularly described as: A subdivision of Lot 19 and a portion of Lot 8 of Tract No. 21643 as recorded in Book 203, Pages 36-50, inclusive, records of Riverside Country, California. 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 recommending approval of said Tentative Tract Map 28738: Finding Number 1 - Consistency with General Plan: A. The property is designated Low Density Residential (LDR). The Land Use Element of the General Plan allows residential land uses not exceeding four dwelling units per acre. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because attached and detached residential units are permitted and the project density is 2.6 dwellings per acre. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. Finding Number 2 - Consistency with Specific Plan (SP 83-002, Amendment #3) and City Zoning Ordinance: A. The proposed single family lots exceed the minimum Specific Plan size requirement of 6,500 square feet. Specific Plan 83-002 allows 5,000 houses oriented around golf courses and other resort commercial land uses. The proposed 22 residential lots will not impact, or exceed, the overall growth and development of PGA West. B. The proposed single family lots are consistent with the City's Zoning Code in that development standards and criteria are contained in the PGA West Specific Plan supplement and/or replace those in the City's Zoning Code. One story, single family houses are planned to be constructed as required by SP 83-002. Conditions are recommended ensuring compliance with both the PGA West Specific Plan and Zoning Code. RESOPCTTM 28738-24 Planning Commission Resolution 98- Tentative Tract Map 28738 (KSL, Land Corp.) Finding Number 3 - Compliance with the California Environmental Quality Act: A. Tentative Tract Map 28738 is within Specific Plan 83-002. The project is exempt from the California Environmental Quality Act per Public Resources Code Section 65457(a). An Environmental Impact Report (State Clearinghouse No. 83062922) was certified by the City Council on May 15, 1984. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code 21166. No additional mitigation monitoring is required. Finding Number 4 - Site and Landscape Design: A. The proposed site design conforms with the design guidelines identified in SP 83-002 and provides a harmonious transition between other approved residences in PGA West. B. The proposed common landscaping will be privately maintained. The landscape design complements the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. C. That the site is physically suitable for the proposed land division. Finding Number 5 - Site Improvements: A. Stormwater runoff will be diverted to the existing golf course to ensure off - site properties are not impacted from project runoff from seasonal storms. B. The proposed private street serves all proposed lots and connects to other existing streets in the PGA West development. Internal access is provided as required ensuring public safety vehicles proper access to this residential area. C. Infrastructure improvements such as gas, electric, sewer and water will be extended to service the site in underground facilities as planned under the Specific Plan. No adverse impacts have been identified based on letters of response from affected public agencies. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with those mitigation measures required for Specific Plans 83-002, as amended; RF,SOPCTTM 28738-24 Planning Commission Resolution 98- Tentative Tract Map 28738 (KSL Land Corp.) 3. That it does hereby confirm the conclusion that the certified Environmental Impact Report for Specific Plan 83-002, as amended, has adequately assessed the environmental concerns of this tentative tract; and 4. That it does hereby recommend that the City Council approve Tentative Tract Map 28738 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 the 21? day of July, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RF,SOPCTTM 28738-24 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 28738 KSL LAND CORPORATION JULY 28, 1998 CONDITIONS OF APPROVAL GENERAL 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 (i.e., Assessor's Parcel Numbers 769-057-007, 011, 015, and 769-053- 008). 2. Tentative Tract Map 28738 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). 3. This map approval shall expire and become null and void within two years of approval unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. 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 • Coachella Valley 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. PROPERTY RIGHTS 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 A:\CondTTM28738.wpd(24) Page I of 9 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. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of all essential improvements located on street, drainage or common lots or within utility easements. 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. The applicant shall dedicate 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. 8. Dedications required of this development include: A. Winged Foot (Lot B) - 37 feet width B. Drainage easement on south side of Southern Hills -10 feet width Dedications shall include additional widths if necessary for features contained in the approved construction plans. g. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 10. The applicant shall vacate abutter's rights of access to Madison Street from lots abutting the street except as may be necessary for golf cart access, if approved, at the intersection of Madison Street with Airport Boulevard. 11. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, and mailbox clusters. 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. FINAL MAPS) AND PARCEL MAP(S) 13. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu 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. A:\CondTTM28738.wpd(24) Page 2 of 9 IMPROVEMENT PLANS "I4. 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 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. 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. IMPROVEMENT AGREEMENT 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 approval of a final map, or parcel map, or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 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. Page 3 of 9 A:\CondTTA128738.wpd(24) 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.W. 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. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits and final building inspections or otherwise withhold approvals related to the development of the project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. 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, Page 4 of 9 A:\CondTTM28738.wpd(24) 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 and nuisance water handling shall conform with the approved hydrology and drainage plans for the! PGA West development. UTILITIES 29. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 KV are exempt from this requirement. 30. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to the hardscape improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 31, The City is contemplating adoption of a revised infrastructure fee 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. 32. The following minimum street improvements shall be constructed to conform with the General Plan: A. OFF -SITE STREETS The applicant shall satisfy this tract's share of offsite street obligations as specified in the PGA West Off -Site Improvement Phasing Plan approved by the City B. PRIVATE STREETS AND CULS DE SAC Winged Foot - 37-feet wide (between backs of curbs) Features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. A:'\CondTTM28738.wpd(24) Page 5 of 9 33. Improvements shall iInclude 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. 34. 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. 35. Street improvement plans shall be prepared by registered professional engineer(s) authorized to practice in the State of California. Improvements plans shall be designed and constructed in accordance with the LQMC, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. 36. 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. 37. 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. 38. 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 3.0" a.c./4.50" a.b. The listed structural sections are minimums, not defaults. The 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. 39. 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. A:\CondTTb128738.wpd(24) Page 6 of 9 LANDSCAPING 40. The applicant shall satisfy this tract's share of offsite and perimeter landscaping obligations as specified in the PGA West Off -Site Improvement Phasing Plan approved by the City. 41. Landscape and irrigation plans for landscape lots shall be prepared by a licensed landscape architect pursuant to Chapter 8.13 of the Municipal Code. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation 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. 42. Slopes shall not exceed 3:1 within landscape areas unless otherwise approved by the City Engineer. 43. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. 44. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. 45. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the Zoning Ordinance. QUALITY ASSURANCE 46. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 47. 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. 48. 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. 49. 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. A:\CondTTM28738.wpd(24) Page 7 of 9 MAINTENANCE 50. 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. FEES AND DEPOSITS 51. 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. 52. 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. 53. Plan checking fees shall be paid to the Riverside County Fire Department when plans are submitted for review and approval. FIRE DEPARTMENT 54. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall be located at each street intersection paced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 55. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the 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." 56. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. MISCELLANEOUS 57. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 58. Applicable conditions of Specific Plan 83-002 (Amendment #3) shall be met prior to building permit issuance. 59. On -site signs (temporary or permanent) shall comply with Chapter 9.160 of the Zoning Ordinance. A:\CondTTM28738.wpd(24) Page 8 of 9 60. Temporary on -site sales facilities are subject the requirements of Section 9.60.250 of the Zoning Ordinance (i.e., Minor Use Permit). 61. Developer (or property owner) 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. A:\CondTTM28738.wpd(24) Page 9 of 9 ATTACHMENTS TENTATIVE TRACT NO. 28738 AT PGA WEST ^1 . -ITT �. w amn n.cw bcwJ Q.EIM � ice. 'r Y r � rnK. 79 , (/11MrE fESnFXfWJ �iMowY PVI./1 w116I TENTATIVE TRACT MAP NO. 28738 LAND CORPORATION V Qwnlq [A B22SJ h.% 1i601 ��-w'�+ GUNNUMQ 0/ C-'-- M® s e .rWI1ml11 7-/i %3 z a oMEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: JULY 28, 1998 RE: CONDITIONS OF APPROVAL - TTM 28867 - WINCHESTER DEVELOPMENT COMPANY, LLC Staff recommends modifying Condition No. 57 to read, " All lots between Proposed Lots 50 and 68, along Del Gato Drive, shall remain as approved under Tract 28470". In addition, staff recommends the addition of the following Condition: "58. For a distance of 150 feet east of the ultimate right-of-way of Avenida Bermudas, single family residences shall be restricted to a maximum of 17 feet in height, excluding any roof projections (chimneys, etc.) Which are subject to the requirements of the Zoning Ordinance for all lots abutting Del Gato and parallel to Avenida Bermudas." United States Department of the Interior Fish and Wildlife Service ` Ecological Services Carlsbad Fish and Wildlife Office `~ 2730 Laker Avenue, West Carlsbad, CA 92008 4�w Leslie Mouriquand, Associate Planner JUL 2 81998 City of La Quinta, Community Development Department 78495 Calle Tampico La Quinta, California 92253 Re: Tentative Tract No. 28867, Remapping of Approved Residential Subdivision, City of La Quinta, County of Riverside, California. Dear Ms. Mouriquand: The U.S. Fish and Wildlife Service (Service) has reviewed a request for comment on the remapping of Tentative Tract No. 28867, which includes phases two and three of Master Tract 28470. T he proposed map revision is requested to increase the density of development within previously approved Tentative Tract No. 28867 from 258 to 290 single family residential lots. The Service offers the following comments and recommendations regarding project associated biological impacts based on review of provided information, discussions with Leslie Mouriquand of the City of La Quinta, and based on our knowledge of sensitive and declining habitat types and species in eastern Riverside County. The Service is concerned for the protection of fish and wildlife resources and their habitats. In this regard, we provide comments on public noiices issued for a Federal permit or license affecting the Nation's waters pursuant to the Clean Water Act. The Service also administers the Endangered Species Act of 1973, as amended (Act). Section 7 of the Act requires Federal agencies to consult with the Service should it be determined that their discretionary acts may affect a listed threatened or endangered species. Section 9 of the Act prohibits the "take" (e.g., harm, harassment, pursuit, injury, kill) of federally listed wildlife species. "Harm" (i.e., "take") is further defined to include habitat modification or degradation where it kills or injures wildlife by impairing essential behavioral patterns including breeding, feeding or sheltering. "Take" can only be permitted pursuant to the pertinent language and provisions in section 7 (Federal consultations) and section 10(a) of the Act. Tentative Tract No. 28867 occurs within the known range of the federally endangered Peninsular bighorn sheep (Ovis canadensis)(PBS). In particular, the Coral Reef Mountains, which adjoin the proposed project, has been documented as a use area for PBS by the California Department of Fish and Game and University of California researchers. The Service is concerned regarding the potential for the Traditions project to contribute further to 07-2a-98 16:92 RECEIVED FROM:760 431 5902 P•02 Ms. Leslie Mouriquand 2 the decline of PBS, due to the adverse effects of residential and golf course development on PBS feeding, breeding and sheltering. Factors directly attributable to residential and golf course development that have contributed to the decline of PBS include habitat loss, degradation and fragmentation, vehicle strikes, non -adaptive behavioral responses of bighorn sheep associated with residential and commercial development, entanglement of bighorn sheep in man-made structures, creation of environments hospitable to PBS parasites and disease- bearing insects, and introduction of non-native toxic plant species. The Service opposes any amendment to Tentative Tract No. 28867 that would increase either direct or indirect impacts to PBS associated with the Traditions development. Given the presently approved development proposal, and existing rough grading of Tentative Tract No. 28867, the Service is particularly interested in eliminating the potential for PBS to access the Traditions development to avoid impacts such as those listed above. Based on discussions with Leslie Mouriquand, the Service understands that the overall Traditions project did not include a requirement to fence residential and golf course areas from directly abutting PBS habitat within the Coral Reef Mountains. While increasing residential densities within Tentative Tract No. 28867 has the potential to increase indirect impacts to PBS by contributing to higher human population densities and greater potential for human/PBS interactions, the Service would not object to the Tentative Tract Map Revision provided a condition of approval is attached to the map revision that requires construction of an 8-foot fence, or functional equivalent, around the entire Traditions development, in a manner that separates the proposed golf course and residential development from abutting natural open space within the Coral Reef Mountains. Such a condition would help to mitigate for the adverse impacts the Traditions development is likely to have on PBS survival and recovery. The Service is opposed, however, to increasing the density of development within Tentative Tract No. 28867 without a requirement to fence the entire Traditions development from adjoining PBS habitat. The Service appreciates the opportunity to comment on the proposed amendment to Tentative Tract No. 28867, and would welcome the opportunity to advise the City of La Quinta and the project proponent on appropriate fencing designs. If you have questions regarding these comments please contact Will Miller or Ken Corey at (760) 431-9440. Sheryl L'. Barrett Assistant Field Supervisor 1-6-98-HC-263 cc: Kevin Brennan (CDFG) Kurt Taucher (CDFG) 07-28-98 16:04 RECEIVED FROM:760 431 5962 P-03 2 •,,©FMEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT ^ DATE: JULY 28, 1998 RE: CONDITIONS OF APPROVAL - TTM 28867 - WINCHESTER DEVELOPMENT COMPANY, LLC Staff recommends modifying Condition No. 57 to read, " All lots between Proposed Lots 50 and 68, along Del Gato Drive, shall remain as approved under Tract 28470". In addition, staff recommends the addition of the following Condition: "58. For a distance of 150 feet east of the ultimate right-of-way of Avenida Bermudas, single family residences shall be restricted to a maximum of 17 feet in height, excluding any roof projections (chimneys, etc.) Which are subject to the requirements of the Zoning Ordinance for all lots abutting Del Gato and parallel to Avenida Bermudas."