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PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
September 8, 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 98-063
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 28, 1998
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS:
A. Case ..................... TRACT MAP 28470 AMENDMENT #2
Applicant . . ............. Tradition Club Associates c/o Winchester Development
Location ................ Southern terminus of Washington Street at 52nd Avenue
Request ................. Approval to revise Condition #52 of City Council Resolution
97-28 to phase the construction of a wall along the north and
west perimeter of a triangular piece of property north of 52"
Avenue at the west end of Avenida "Nuestra, which is part of
the Tradition Club
Action ................... Resolution 98-
B. Case ..................... SITE DEVELOPMENT PERMIT 98-628
Applicant ................ RJT Homes, LLC
Location ................. Within the Citrus Course project (specifically on Toronja and
Azahar, west of Mango in Tract 28797) in "The Ranch'
Specific Plan area
Request ................... Approval of architectural and landscaping plans for three new
prototype residences
Action ................... Resolution 98-
C. Case ..................... SITE DEVELOPMENT PERMIT 98-629
Applicant ...............
KSL Desert Resorts, Inc..
Location ................
West side of Avenida Obregon, south of Avenida Fernando,
west of the Tennis Clubhouse in the La Quinta Club & Resor
Request .................
Approval to add a 2,882 square foot fitness center addition tc
the Tennis Pro Shop and construct an adjacent 1,288 square
foot Movement Center
Action ...................
Resolution 98-
VI. BUSINESS ITEMS:
A. Case .....................
Applicant ...............
Location ................
Request .................
Action...................
INTERPRETATION OF USE
Mark J. Hastings,Owner/Director - First School of the Deser
Low Density Residentially Zoned Districts
Request to process childcare facilities under a Conditional Use
Permit in Low Density Residential zones
Resolution 98-
B. Case ..................... SIGN APPLICATION 98-430
Applicant ............... W. Simmons Mattress
Location ................ One Eleven La Quinta Center, west of Wal Mart
Request ................. Deviation to sign program to permit corporate sign for nevi
business in One Eleven La Quinta Center west of Wal Mart of
the north side of Highway 111
Action .................. Minute Motion 98-
PC/AGENDA
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Commission report on the City Council meeting of August 18, 1998 and September 1,
1998
IX. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quints City Hall
78-495 Calle Tampico, La Quinta, CA
July 28, 1998
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00 P.M. by
Chairman Tyler who asked Commissioner Robbins to lead the flag salute.
B. Chairman Butler requested the roll call: Present: Commissioners Abels, Kirk,
Robbins, Butler, and Chairman Tyler.
C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, Associate Engineer Fred Bouma,
Principal Planner Stan Sawa, Associate Planner Leslie Mouriquand, and Executive
Secretary Betty Sawyer.
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 July 14, 1998.
Commissioner Robbins asked that Page 5, Item 8 be corrected to spell "aquifers".
Chairman Tyler asked that Page 5, Item 11 be deleted as it was repeated on Page 7,
Item 7. There being no further corrections, it was moved and seconded by
Commissioners Abels/Kirk to approve the minutes as amended. Unanimously
approved.
B. Department Report: None
V. PUBLIC HEARINGS:
A. Site Development Permit 98-626; a request of Real Property Associates for approval
to construct a 5,500 square foot commercial building on a 30,850 square foot site in
the Regional Commercial Zone within the One Eleven La Quinta Shopping Center.
1. Chairman Tyler opened the public hearing and asked for the staff report.
Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department.
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2. Commissioner Abels asked who the tenant would be. Staff stated the
applicant could address this.
3. Commissioner Kirk asked if under Quality Assurance, within the Conditions
of Approval, what sort of quality assurance measures does the City require
as part of the construction. Associate Engineer Fred Bouma stated the Public
Works Department was interested mostly in the site improvements. The type
of quality assurance they are interested in is the review of the designs and
materials used in the pavements, concrete, trench back fill, someone
observing and providing inspection reports that this construction meets the
standards for the design life of the improvements.
4. Commissioner Kirk asked if City staff reviewed those tasks or just assumes
the applicant has quality assurance as part of the project. Staff stated they are
responsible for the overseeing of the quality of the project. Some items are
done "out of house" and are paid for by the developer, but staff oversees
everything.
5. Commissioner Butler asked staff to explain what the Architecture and
Landscaping Review Committee (ALRC) recommended. Staff stated the
only ALRC concern was lack of design interest on the east side of the
building and the Highway I I I entry and their recommendation for additional
plant material.
6. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Rob Sanford, speaking on behalf of the developer, stated his architect
was not able to attend, but they have conformed to the architecture and
landscaping requirements adopted for the Center. It is to be a multi -tenant
building and because of the storefront facing westerly, they have created a
canopy with an overhang to create an architectural theme with vining on the
columns. In regard to the ALRC comments, one item of concern was how
the :landscaping on the east elevation would be addressed. To address this
concern, they would be lining up the date palms at approximately the same
height as those at the Boston Market. He has retained Michael Buccino to
prepare landscaping that will soften the back of the building. It is not their
desire to install the vining as they do not believe this will be a long term
solution.
7. Commissioner Abels asked who the tenants would be. Mr. Sanford stated
one would be Starbucks. He is currently talking with other national and
regional tenants for the remainder of the building; but there will be three or
four. others.
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8. Commissioner Butler asked about the realignment of the sidewalk and if it
was compatible with the Highway I I I Design Guidelines. Planning Manager
Christine di Iorio stated it met the guidelines. Associate Engineer Fred
Bourna stated that after reviewing the site, he determined the sidewalk
realignment could be made and still retain the graceful sweep to all curves
through this area. A condition was added that the applicant would have to
coordinate with City staff inspectors as to exactly how the forms would be
installed.
9. There being no further public participation, the public comment portion of the
hearing was closed and open to Commission Discussion.
10. Commissioner Robbins asked why there was a duplication of Conditions 415,
#16, #30, and #31. Staff stated that Conditions #30 and #31 would be
deleted.
11. Commissioner Butler asked about Condition #22 regarding retention of on -
site or nuisance water. Associate Planner Fred Bouma stated that stormwater
drainage was drained to the channel, but nuisance water, which is
contaminated water, is required to be retained otherwise according to the
National Pollution Discharge Elimination System (NPDES) under the Clean
Water Act. Commissioner Butler noted that other properties within this
development are currently using the Channel for nuisance water. Staff stated
the approval for the specific plan for the entire development was prior to the
enactment of the Clean Water Act in 1989. Some of the conditions could be
challenged by the applicant because of this; but since the City is backed by
Federal Law, it is staff s understanding the City would prevail. This is only
for nuisance, or irrigation water. Discussion followed regarding the how the
water could be retained.
12. Commissioner Kirk asked if the City should know how the nuisance water
will be retained and disposed of before approving the project. Staff stated it
is a part of the plan review process. It will not affect the grading plan, but
they will probably need to show a basin with an infiltration device.
13. Conunissioner Kirk stated he supported the suggestion of the ALRC and the
applicant's request.
14. Chairman Tyler questioned Condition #39 as he was concerned the
landscaping should also be kept low at the entryway/corner/crossway and he
would like this included in the condition. Staff stated they would add it to the
condition.
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15. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abels to adopt Planning Commission Resolution 98-
055 approving Site Development Permit 98-626.
a. Condition #39 - requiring the landscaping not block the site visibility
at the corner of Highway 111 and the entrance, and the interior corner
at the sidewalk, and change the word enhance to ensure.
b. Deletion of Conditions #30 and #31
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
B. Site Development Permit 98-623; a request of Kerr Project Services and Hall &
Foreman, Incorporated for approval to construct an International House of Pancakes
Restaurant on 1.21 acres in the Regional Commercial Zone within the Jefferson Plaza
Shopping Center.
1. Chairman Tyler opened the public hearing and asked for the staff report.
Planning Manger Christine di Iorio presented the information contained in the
staff report, a copy of which is on file in the Community Development
Department. Staff clarified that outdoor seating would be provided.
2. Chairman Tyler asked if the area was intended as waiting seating or a dining
area. Staff stated it was for dining. Chairman Tyler asked if the previous
application for a restaurant was still valid. Staff stated it had been
withdrawn.
3. Commissioner Kirk asked if on Page 3 of the staff report, where it called for
turf to be used to soften desertscape setting, was this being required because
of the Highway 111 Design Guidelines. Staff stated no, the site had already
been planted and some mounding would be provided at the corner.
4. Commissioner Kirk asked if the design guidelines applied to the entire
property, or where? Staff stated it only applied to the 50-foot Highway 111
setback.
5. Commissioner Kirk asked which signs would apply to the minor deviation
request and which would not. Staff stated the deviation was to allow three
lines of copy on the south elevation sign. The east is consistent with the sign
program. Commissioner Kirk asked if the sign program took into
consideration the allowance for National tenant logos. Staff stated there are
three elements to the sign program: the Center sign program, the Highway
I I I Design Guidelines, and allowances for Nationally recognized companies.
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6. Commissioner Butler noted the Architectural and Landscape Review
Committee had no comments in regard to the project and he was personally
glad to have this business in the City.
7. Chairman Tyler stated he had visited the two other IHOP's in the desert and
the signs are consistent with the others. He noted the front entranceway was
not directly adjacent to the parking lot and would require a long walk to the
entrance which could be a problem in the heat of the day.
8. Chairman Tyler asked if anyone would like to speak regarding this project.
Ms. ]Deborah Kerr, representing the applicant as consulting project manager,
stated she was present to address any questions the Commission may have.
In regard to their question concerning the orientation of the building, the
purpose is to face the entrance to Highway 111.
9. Commissioner Kirk asked about the use of turf abutting the north elevation
as to whether they felt strongly about it. Commissioner Kirk asked if they
would be interested in providing a more desert landscape. Ms. Kerr stated it
was their desire to be compatible with the remainder of the Center.
10. Commissioner Kirk asked if there was a lot of turf on the interior of the
Center. Planning Manager Christine di Iorio stated it was used mostly on the
wider planters adjacent to Jefferson Street and along Highway 111.
11. Chairman Tyler stated there was a door shown on the west side of the
building facing the parking lot and asked if this was an emergency exit. Ms.
Kerr stated it was the door to the outside serving area.
12. Chairman Tyler noted the north elevation appeared to need additional
landscaping to buffer its appearance.
13. There being no further public comment, the public participation portion of the
public hearing was closed and open for Commission discussion.
14. There being no further discussion, it was moved and seconded by
Corrunissioners AbelsButler to adopt Planning Commission Resolution 98-
056 approving Site Development Permit 98-623.
15. Commissioner Kirk asked that the use of turf, in the north planters, be
decreased and stated he would not support the applicant's request for
deviation of the sign. In his opinion, the extra line was not necessary as
IHOP is a National entity and well recognized; a customer would know who
they are without the word "Restaurant". He would suggest the landscaping
be drought tolerant.
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16. Chairman Tyler stated he too was concerned about the word "Restaurant",
but noted it was included on the other restaurants and appeared to be a part
of their National logo.
17. Commissioner Kirk stated this may be true and it may be larger in other
cities, but in La Quinta they are trying to be sensitive to design guidelines, in
particular signs, and even though it is a minor deviation, it could be the "tip
of the iceberg", and he would hate to see sign proliferation in the City,
especially along Highway 111.
18. Commissioner Robbins asked the applicant to respond. Ms. Kerr stated the
word "Restaurant" is part of their registered trademark logo and they would
like to retain it. Following discussion, it was determined the sign would
remain as submitted by the applicant.
19. Planning Manager Christine di Iorio stated Condition #35 would be modified
to substitute some of the turf in the north planter with a desert planting
scheme.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
C. Environmental Assessment 98-360 and Tentative Tract Man 28867; a request of
Winchester Development Company, for Certification of a Mitigated Negative
Declaration of Environmental Impact for Environmental Assessment 98-360 and
recommendation for approval of a reconfiguration of Tract 28470 to create an
additional 32 residential lots.
Chairman Tyler opened the public hearing and asked for the staff report.
Associate Planner Leslie Mouriquand presented the staff report, a copy of
which is on file in the Community Development Department. Staff informed
the Commission of the modification to Condition #57 and the addition of
Condition #58.
2. Commissioner Butler asked if the 17-foot height limitation was for the houses
in the south end of the tract. Staff stated it was for those homes that would
be parallel to Avenida Bermudas and on Del Gato Drive.
3. Commissioner Robbins asked for clarification on the number of lots being
deleted. Why was staff more concerned about increasing the lots in the lower
part. and not those in the upper portion of the tract. Staff stated that with the
development and analysis of the entire tract, there would not be the visual
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impact on the upper lots as there would be on the lower lots. Staff is
recommending denial of the reconfiguration for Lots 50 through 68; but
approval of Lots 94 through 106.
4. Chairman Tyler asked about the impact of the letter from the Department of
Fish and Wildlife Service. City Attorney Dawn Honeywell stated the Fish
and Wildlife letter had been received and even though Fish and Wildlife
believe the project may have an impact on the sheep in the hills, the City had
received no evidence to substantiate their claim. There is no evidence that a
change to the lot configuration of a tract within an already graded
development would have any impact.
5. Commissioner Abels asked if any sheep had been seen in this area. No
comment was made by staff.
6. Commissioner Butler stated he was concerned about the impact of a fence as
recommended by the Department of Fish and Wildlife. City Attorney Dawn
Honeywell stated a fence in this area would be against City regulations if it
were to be constructed above the 20% grade. Commissioner Butler asked if
it would be possible to ask someone from the Department of Fish and
Wildlife to present their argument to the Commission. City Attorney Dawn
Honeywell stated that as projects are brought to the City, there will be several
opportunities to hear from the Department of Fish and Wildlife.
7. Cormissioner Kirk asked if the Department of Fish and Wildlife had reacted
to the HUGO Ordinance. City Attorney Dawn Honeywell stated no
information had been received. Commissioner Kirk stated his
disappointment with the Department to not provide the Commission with a
recommendation for guidance in conjunction with this request.
8. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Mike Rowe, representing the applicant, stated he appreciated working
with staff and the Commission on this development. The reason for this
request was due to the demand of the real estate market. He then questioned
Conditions #21 which requires them to apply for a COLMAR. As they were
not changing anything on the FEMA maps, he did not believe it applied to
this tract, or the project as a whole. Condition #57, they were asking to be
deleted as they have provided additional setbacks which creates more open
space.
9. Chairman Tyler asked if the lots along Del Gato had been graded for the prior
configuration. Mr. Rowe stated the reconfiguration will cause the lots to step
down quicker and thus will have to be regraded.
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10. Commissioner Butler stated he too questioned why the project had to meet
the requirement for FEMA. Mr. Rowe stated the master drainage program
that was constructed within the project was to take care of this. Associate
Engineer Fred Bouma stated this is not a new condition, it is a carryover from
the original Conditions of Approval. There are retention basins within this
development that are Zoned AO on the National FEMA Map. AO is a
designation which is very expensive to obtain insurance for. In order to get
a letter of map revision, or the COLMAR, for your property, once it is
classified as being in this zone, you have to prove that your home is not a part
of this area which is a long and tedious process. FEMA will not allow the
City to make the determination. The property owner must submit an
application and then follow the process. The maps that are used to determine
whether a property is within the area or not, does not show property lines. It
only indicates an area and it is the property owner's responsibility to prove
whether or not their property is within the area. The City is conditioning the
developer to take care of this process for the future property owners. It is not
expensive for the developer when he has a large group of properties for which
mapping is already on the computer and surveyors and engineers are available
who can make a group, multiple property request for letters of map revision,
or at least recognition that these properties are not within the flood zone. Mr.
Rowe stated he did not disagree with what staff has stated, but the normal
process is for the lender to require it of the property owner. His concern is
that it is required prior to pulling a building permit.
11. Commissioner Kirk stated that if this was a condition placed on the original
development, and building permits have been issued, is this condition not
being met or what? Associate Engineer Fred Bouma stated it is possible that
building permits are being issued without this condition being met.
Commissioner Kirk asked if it could be verified that this condition was
contained in the original conditions. Discussion followed regarding the
conditions.
12. Commissioner Robbins asked for clarification on the word "near existing
special flood hazard areas". Staff would look into the matter.
13. Commissioner Kirk stated in regard to staff s recommendation for Lots 50 to
68, the applicant indicated the step down would dramatically reduce the
visual impact. At Lot 68, the highest elevation, it appears it would be the
same regardless of what is decided. Lot 50, which is the lowest elevation,
would also be the same. Will these lots be graded different so that all lots
between 50 and 68 would be dropped some appreciable distance? Mr. Rowe
explained the reduction process and what the visual impact would be with the
increase/decrease in lots. Discussion followed regarding the elevation change
and roof massing which could affect the visual impact.
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14. Associate Engineer Fred Bouma stated the condition regarding FEMA was
contained in the original conditions for the project and staff would need to
offer the applicant an opportunity to satisfy this condition. If the applicant
could have the grading plans for all lots near the retention areas viewed by
FEMA's consultant and obtain assurance from FEMA that the lots are not
contained in the flood zone, it would be less complicated than the COLMAR
process and would relieve the City of the responsibility for saddling the
homeowners with the high flood coverage. City Attorney Dawn Honeywell
suggested the condition be changed to read as it was worded in the original
approval for the development. "The applicant shall comply with the City's
Flood Protection Ordinance. The applicant shall apply for conditional letters
of map revision from FEMA for all lots near existing special flood hazard
areas within the development as shown on the Flood Insurance Rate Map.
Prior to issuance of any building permit for these lots, the applicant shall have
received relief letters for these 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 Special
Flood Hazard Area." Staff will see that the condition is met before any
further building permits are issued.
15. Commissioner Robbins stated he had a problem with this condition because
dealing with FEMA is a long drawn out process and depending upon what the
City's interpretation of "near" is, the City could delay the project for a
number years and he is not sure that is necessary. Associate Engineer Fred
Bouma suggested it be amended to apply only to the fronting units.
Community Development Director Jerry Herman stated the original condition
applies to the overall project of the entire site and could not be changed
during this public hearing. The Commission could reword or delete
Condition #21 for this tract, but regardless, the original condition for the
entire site will remain in force.
16. There being no other public participation, Chairman Tyler closed the public
participation of the public hearing and opened to issue for Commission
discussion.
17. Commissioner Kirk stated the only outstanding issue is staff s
recommendation on Lots 50 through 68. He would like to see a cross-section
that more accurately depicts what the visual impact would be.
18. Commissioner Butler stated he agreed with Commissioner Kirk. He
understands the consumer demand, but the roof massing does make it
confusing as it is hard to envision what will really be built. He asked if staff
could provide more information on the massing. Staff stated the applicant
could be requested to provide additional information.
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19. Commissioner Robbins stated he was not convinced that 35% more roof mass
with the additional houses, is anymore than 35% roof mass with fewer
houses. He questioned Condition #31.B.3. and the width of a cul-de-sac
which he thought was too small. Staff stated it meets the Fire Marshal's
requirements. Commissioner Robbins asked that Condition #48 be corrected
to read "W-33".
20. Chairman Tyler stated his concern about the lots on Avenida Bermudas as
they were an issue of great concern to the community. He recommended that
Condition #58 be deleted. He would concur with leaving the lots at their
current size as proposed under Condition #57.
21. Commissioner Kirk stated he would be willing to support staff s
recommendation, but if the applicant would like to spend time with staff to
give a presentation to the Commission that would substantiate his position
and continue this item, he would like to make this suggestion. Chairman
Tyler noted the next Commission meeting would not be until September. Mr.
Rowe asked if there could be a recess to see if this could be resolved with
staff at this time.
Chairman Tyler recessed at 8:41 p.m. and reconvened at 8:48 p.m.
22. Following the break, staff recommended that the applicant increase the size
of Lots 50 though 68 to 100-foot minimum widths. This will decrease the
number of lots by approximately three instead of seven.
23. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abels to adopt Planning Commission Resolution 98-
057 recommending to the City Council Certification of a Mitigated Negative
Declaration of Environmental Impact for Environmental Assessment 98-360.
The findings were revised to reflect that the Commission believes by
requiring the 100-foot lot size it would adequately mitigate the view corridor
concerns.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
24. It was moved and seconded by Commissioners Kirk/Abels to adopt Planning
Commission Resolution 98-058, recommending to the City Council approval
of 'Tentative Tract Map 28867, subject to findings and conditions as
amended:
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a. Condition #21 would be deleted.
b. Condition #48 correct to read "CVWD Standard W-33".
C. Condition #57 would be modified to require Lots 50-68 to have 100-
foot widths.
d. Condition #58 - added: "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."
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
A. Environmental Assessment 98-359 and Conditional Use Permit 98-040; a request of
La Quinta Golf Properties for approval of a Specific Plan to allow 28 resort
residential lots and a recreation building with related amenities, and approval of a
conditional use permit to allow construction of 28 resort residential units.
1. 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. Staff noted one additional
condition to the Specific Plan; Condition #23 be changed to require the
maximum building height to be 28-feet instead of 34, and add a condition to
state the conditional use permit will not be valid until the Zoning Code
update becomes effective.
2. Connnissioner Robbins asked if the only place the building would be visible
would be from the access road to Lake Cahuilla. Staff stated that from
outside the project, yes.
3. Commissioner Kirk stated the elevations were one story and if two story was
being considered he would like to the elevations to come back to the
Commission, especially if they are going to 34-feet. He questioned why a
specific plan application was needed for a relatively small project, and asked
if a specific plan was needed for a resort -residential project. Planning
Manager Christine di Iorio stated no, it would only need a conditional use
permit and site development permit. Community Development Director Jerry
Herman stated the reason for the specific plan is because the applicant wanted
to deviate some of the zoning standards and in order to do this a specific plan
would be required. The deviation is to allow parking spaces instead of
parking garages, one space for each bedroom.
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4. Commissioner Abels stated he agreed with the 28-foot height limitation.
5. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Tim Day, Keith International, Inc., spoke on behalf of the applicant, and
stated they had no objection to the 28-foot requirement. In regard to Plan 3
they would like to have the opportunity to have the two story, knowing that
they would be required to come back to the Commission for approval at a
future date. He asked when the Zoning Code update would become effective.
Staff clarified it would become effective 30-days after the second reading of
the Ordinance on August 4, or mid September. Mr. Bain stated his concern
was the four building plans that were in for plan check. Staff stated they can
pull a building permit, but cannot use the building permit for a resort
residential until the zoning changes are in effect. City Attorney Dawn
Honeywell clarified the reason they had to wait until the Zoning Ordinance
took effect was the change to allow resort residential in a residential zone
with the conditional use permit. The building is not an issue, it is the planned
use of the building. Mr. Bain requested Condition #9 be deferred to
Condition #12 and it is their belief they are somewhat competitive and asked
that Condition #9 be deleted. Associate Engineer Fred Bouma stated that the
ten foot easement came from a request of Imperial Irrigation District many
years ago. Staff has no documentation or reason to not support the
recommendation for deletion, but will re-examine the condition and speak to
Imperial Irrigation District before the project goes to the City Council to see
if the condition can be modified or deleted. He does concur with the deletion
of Condition #9.
6. There being no other public participation, Chairman Tyler closed the public
comment portion of the public hearing and opened the hearing for
Commission discussion.
7. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Planning Commission Resolution 98-
059 recommending to the City Council Certification of a Mitigated Negative
Declaration of Environmental Impact for Environmental Assessment 98-359.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
8. It was moved and seconded by Commissioners Abels/Butler to adopt
Planning Commission Resolution 98-060, recommending to the City Council
approval of Specific Plan 98-032, subject to findings and conditions as
amended:
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July 28, 1998
a. Condition #9 being deleted.
b. Add a condition to the specific plan to require a 28-foot height
limitation for the buildings.
C. Correct the wording on Condition #21.
10. Commissioner Robbins stated his concern with the corner of Lake Cahuilla
and Quarry Road as it could be a safety hazard. Staff suggested that a new
Condition #24 be added to require adequate visibility at that corner.
d. Add a new condition #24 requiring adequate visibility at the corner
of Lake Cahuilla and Quarry Road
11. Chairman Tyler stated his concern about the parking requirements for
overflow parking needs. Principal Planner Stan Sawa stated parking would
be permitted at the curb as well as the parking lot and parking spaces.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
12. It was moved and seconded by Commissioners Abels/Robbins to adopt
Planning Commission Resolution 98-061 recommending to the City Council
approval of Conditional Use Permit 98-040, subject to the findings and
conditions as amended:
a. Adding the effective date of the Conditional Use Permit to the
conditions.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
B. Tentative Tract Map 28738; a request of KSL Land Corporation 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 within PGA West.
Chairman Tyler opened the public hearing and asked for the staff report.
Planning Manager Christine di Iorio presented the staff report, a copy of
which is on file in the Community Development Department. Staff stated
they were requesting Condition #32 be clarified to state that in regard to the
PGA West Off -Site Improvement Phasing Plan, that as a requirement of the
Specific plan, prior to final map submission, the PGA Off -Site Improvement
Phasing Plan shall be submitted and approved to the satisfaction of the City
Engineer. In addition, staff would like to recommend modifying that the
applicant shall satisfy this tract's share of off -site street obligations to be
CAMy Documents\WPDOCS\pc7-28-98.wpd 13
Planning Commission Meeting
July 28, 1998
specified in the PGA West Off -Site Improvement Phasing Plan for approval
by the City Engineer. This is a clarification of the timing and the completion
of the; improvement phasing plan.
2. Commissioner Kirk asked for clarification as to whether or not a PGA West
Off -Site Improvement Phasing Plan existed at this time. Staff stated there is
one in draft stage and staff is working with the applicant to finalize it. One
did not exist for the prior phases. City Attorney Dawn Honeywell stated this
plan was being prepared now, because all the tracts required the
improvements to be done at some future time and that time needed to be
clarified as to when the obligations would be completed. This plan will
determine when each of the improvements will be completed in conjunction
with the tracts.
3. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Chris Berg, civil engineer for the project, stated they are in agreement
with all conditions as presented and amended.
4. Chairman Tyler asked about Condition #10 in regard to the golf cart crossing
on Madison Street and the signalization. Mr. Berg stated it was his
understanding there would be signalization at Airport Boulevard and
Madison Street, but the golf cart crossing would probably be east of Madison
Street. Ms. Cindy Zamora, representing KSL Development, stated they do
plan to have signal lights at Madison Street and Airport Boulevard and will
be requesting to have surface crossing for the Greg Norman Course, north of
Airport Boulevard. Planning Manager Christine di Iorio stated that prior
Council approvals allowed a round -about at this intersection as well.
5. There being no other public participation, Chairman Tyler closed the public
participation and opened to Commission discussion.
6. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
98-062 recommending to the City Council approval of Tentative Tract 28738,
subject to the conditions as amended.
a. Condition #32 be clarified to state the PGA West Off -Site
Improvement Phasing Plan, prior to final map submission, the PGA
Off -Site Improvement Phasing Plan shall be submitted to and
approved to the satisfaction of the City Engineer.
b. The applicant shall satisfy this tract's share of off -site street
obligations to be specified in the PGA West Off -Site Improvement
Phasing Plan for approval by the City Engineer for clarification of the
timing and the completion of the improvement phasing plan
CAMy Documents\WPD0CS\pc7-28-98.wpd 14
Planning Commission Meeting
July 28, 1998
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 20, 1998.
B. Community Development Director Jerry Herman informed the Commission of the
dates for the two joint workshops to be held with the City Council to review the
General Plan. They will be advertised to obtain public input.
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 September 8, 1998, at 7:00 p.m. This meeting of the Planning
Commission was adjourned at 9:24 P.M. on July 28, 1998.
CAMy Documents\WPDOCS\pc7-28-98.wpd 15
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 8, 1998
CASE NO.: TENTATIVE TRACT 28470 AMENDMENT #2
REQUEST: RECOMMENDATION FOR APPROVAL OF AN AMENDMENT TO
CONDITION NO. 52 OF TRACT MAP 28470 TO DELAY UNTIL
THE CERTIFICATE OF OCCUPANCY FOR THE 20TH HOME THE
REQUIREMENT FOR COMPLETION OF THE PERIMETER WALL AT
THE NORTH AND NORTHWEST PROPERTY LINES OF A
TRIANGULAR PARCEL IN THE TRADITION CLUB.
LOCATION: ALONG A PORTION OF THE NORTH AND WEST PROPERTY
BOUNDARY FOR THE TRADITION CLUB, NORTH OF 52 ND
AVENUE, EAST OF DESERT CLUB DRIVE, AT THE WESTERN END
OF AVENIDA NUESTRA (ATTACHMENT 1).
APPLICANT: WINCHESTER DEVELOPMENT COMPANY, LLC
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 96-333 WAS CERTIFIED WITH
A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
ASSESSMENT FOR TRACT MAP 28470 IN COMPLIANCE WITH
THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT OF 1970, AS AMENDED.
GENERAL PLAN/
ZONING
DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR); LOW DENSITY RESIDENTIAL
(RL)
Site History:
On April 1, 1997, the City Council approved (Res. 97-28) Tentative Tract 28470 for
the Tradition Club project. The City Council approved (Res. 98-18) Amendment #1
to the tract map on March 3, 1998, that revised Condition No. 79 regarding house
heights on lots parallel to Avenida Bermudas. Perimeter walls consisting of solid
masonry block with squeeze joints and brick cap have been constructed immediately
surrounding the Tradition in compliance with the Conditions of Approval. On July 1,
1998, the applicant submitted a letter of request to amend Condition No. 52 of Tract
28470 (Attachment 2). On September 3, 1998, the applicant submitted a
modification to the request (Attachment 3). The Conditions of Approval (Res. 97-28)
are included as Attachment 4.
...
The Final Conditions of Approval for Tract 28470 Amendment No. 1 include Condition
No. 52 that requires, prior to issuance of a Certificate of Occupancy for the first
residential unit, a perimeter wall along the north property line on the north side of 52nd
Avenue connecting to the Citrus development to the east, and west to approximately
east of Desert Club Drive shall be constructed. Condition No. 52 is presented below
followed by the applicant's request and staff's analysis.
52. A. Prior to issuance of the Certificate of Occupancy for the
clubhouse, the applicant shall construct a minimum six foot high
solid meandering masonry wall adjacent to Avenida Bermudas,
along the south side of 52"d Avenue, and the portion of the east
boundary not abutting the mountains. These walls shall be in
compliance with the location, design, and materials as approved
by the City Council.
Analysis: There is no request for modification to this section. These walls
have been constructed.
B. Prior to issuance of the Certificate of Occupancy for the first
residential unit, a perimeter wall along the north property line shall
be constructed utilizing the following design features:
1. The existing wall design located at the southern terminus
of Washington Street, shall be continued along both sides
of Washington Street and around the corners for a short
distance to be determined by the Community Development
Director.
Request: The applicant requests to modify the requirement for completion
of the perimeter wall by the time of issuance of a Certificate of
Occupancy for the 20th custom home within the Tradition Club.
Analysis: The applicant's request would result in 19 residential units within
the Tradition Club being occupied prior to the completion of the
north property boundary perimeter wall. These units could be
occupied for a period of approximately 3 months before the wall
is completed. Currently, there are 9 custom homes under various
stages of construction, with 6 more homes in plan check, and
approximately 6 more ready for submittal to the City for plan
checking. The 20 h home is estimated to be under construction by
the end of the year.
2. Westward from Washington Street, along the north
property line, the applicant shall utilize the approved
perimeter wall design to be constructed along Avenida
Bermudas, to the northwest corner, then proceed
southward along the west boundary to the ultimate right-
of-way on the north side of 52"d Avenue.
Request: The applicant has dropped the request for modification to this
portion of the Condition.
3. Eastward from Washington Street, along the north property
line, the applicant shall utilize the applicant's wall design
found along the north side of 52"d Avenue to complete a
perimeter wall.
Request: The applicant has dropped the request for modification to this
portion of the Condition.
The location, design, and materials on the north property line wall
shall be subject to review and approval of the Community
Development Director prior to recordation of the first final map.
Request: There is no request to modify this section of the Condition.
This map amendment was advertised in the Desert Sun newspaper on August 18,
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 August 25, 1998, no written comments from the public have
been received.
All written comments received are on file with the Community Development
Department. There were no significant comments regarding this request received by
the City.
STATEMENT OF THE ISSUES:
Based on the provisions of the General Plan, Zoning Code, and the Subdivision
Ordinance, the following overview of the request to modify Condition No. 52 is
provided:
Issue 1 - Environmental Impacts
Environmental Assessment 96-333 was certified with a Mitigated Negative
Declaration of Environmental Impact for Tentative Tract 28470, in 1997. A noise
study was prepared for the Tradition Club that recommended a solid masonry wall
around the perimeter of the development to serve as mitigation for noise impacts.
The recommended mitigation measure was included as Condition No. 52 in the
Conditions of Approval. Tentative Tract 28470 - Tradition Club was conditioned to
construct a perimeter wall around the project, including the north property line, prior
to issuance of a Certificate of Occupancy for the first custom home constructed
within the development to ensure that the wall was completed.
In 1985, the realignment of 52nd Avenue (Specific Plans 85-005A and 85-005B) was
approved as Street Vacations 85-007a and 85-007b, with the condition that a
perimeter wall be constructed to mitigate noise impacts to the existing residential
units adjacent to the north property line. The noise study prepared in 1985, for the
52nd Avenue street vacation, concluded that there would be significant noise impacts
to the residential area adjacent to the north resulting from the realignment of 52nd
Avenue and that the recommended mitigation was a berm with a 6-ft. masonry wall
along the north property line. This berm and wall combination would serve to reduce
the significant noise impacts. The realignment of 52nd Avenue was approved in order
to facilitate a more unified development of the Marshal Ranch property, and to lessen
the severity of curves in the roadway for safety concerns.
Finding: To delay construction of any portion of the perimeter wall until before
issuance of the Certificate of Occupancy for the 20th custom home
within the Tradition Club would result in incomplete mitigation for noise
impacts for a period of time. However, the applicant has bonds in place
to guarantee the eventual construction of the perimeter wall, and
considering the current pace at which construction of custom homes is
taking place within the development, the completion of the wall by the
201h home would not be a significant breech of the noise mitigation
requirement.
Issue 2 - General Plan and Specific Plan Consistency
The City's General Plan designates the area specific to the applicant's request as Low
Density Residential (2-4 dwelling units per acre) which allows single family housing.
The triangular parcel is currently vacant, and there are no approved plans for
development. The requested delay of this portion of the perimeter wall would not be
inconsistent with the goals and policies of the General Plan. However, the request to
delay the wall would be inconsistent with the requirements of Specific Plan 85-005a
and 85-005b. This specific plan required the realignment of 52"d Avenue, and
included the construction of sound walls for noise impacts.
Fin To delay construction of any portion of the perimeter wall would be
inconsistent with Specific Plan 85-005a and Specific Plan 85-005b,
however, modifying Condition No. 52 to require the completion of the
perimeter wall before issuance of a Certificate of Occupancy for the 20'
home does not appear to pose a significant problem given the current
pace of construction within the Tradition Club.
Issue 3 - Health and Safety
Necessary infrastructure improvements have been installed for the majority of Tract
Map 28470. This includes water, sewer, streets, and other necessary improvements
including major portions of the required perimeter wall. The health, safety and welfare
of residents both within, and outside of, the Tradition Club, is ensured based on
recommended conditions, tract design, and by mitigation measures approved for
Tentative Tract 28470.
Finding: To modify Condition No. 52 as requested in Attachment 3 would result
in an incomplete perimeter wall system which would have only
temporary impacts on security and noise issues, given the current pace
of custom home construction.
Issue 4 - Tract Designl'Improvements
The Tradition Club wars approved by the City Council with a perimeter wall with a
historic squeeze -joint design. The requested delay, until prior to the issuance of a
Certificate of Occupancy for the 20th custom home, of the construction of a portion
of the perimeter wall adjacent to the north and west property boundaries of a
triangular parcel within the development will not significantly alter the overall design
of the tract perimeter wall or improvements.
Finding: To require the completion of the perimeter wall prior to issuance of a
Certificate of Occupancy for the 201h custom home within the Tradition
Club until would not significantly impact the overall design of the tract
improvements.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 98-_, recommending to the City
Council approval of Tract Map 28470 Amendment 2, subject to the findings
contained in the staff report, and attached Conditions of Approval.
Attachments:
1. Location Map
2. Letter of request
3. Letter of request modification
4. Resolution 97-28 - Conditions of Approval
Prepared by:
Leslie MouriquIand, Associate Planner
Submitted by:
—1 2�aJ4.-4--
ed Baker, Principal Planner
ATTACHMENT �
-� i V- 1 1 0 1' iVl 1 N 1 M n N A C I 1: YS
June 29, 1998
Jerry Herman
Community Development Director
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
Re: Condition 452 Change at Tradition Project
Dear Jerry,
® With this request, please revise condition #52. We would like to omit the requirement of
u: t our triangular piece of property northwest of Avenue 52 from having to construct a wall
around its north and west perimeter at this time. The initial phase of the north side of the
Avenue 52 will then have the wall terminate at the westerly end of Avenida Nuestra. This
change will allow the future use in this remainder property to decide what wall will coincide
with its development while giving the residents around Nuestra the completeness of a
security wall for their needs.
I would also like to modify the condition to have the wall be a meandering stucco wall
painted white vs. the squeezed grout we are currently using. This will match the existing
walls in the area more effectively and transition better into our product walls across the
r�nc',1 <,��1r street. It also keeps our identity of the project in tact with the signature of the old Hacienda
look that we are trying to represent.
Lastly, the continuation of parkway improvements along the west side of Washington Street
should have the responsibility of designing the cutback walls on the northwest comer of the
intersection. This comment came up in our landscape plan check and might as well be
clarified at this time. This approach keeps Tradition from putting a third, short wall which
would only match the east side, not the rest of our newly constructed wall. When the
remainder of Washington Street is built, the full complete walls will secure and beautify the
rest of the community to the west and have the continuity of the landscaping theme on the
east.
Please call with questions.
Very truly yours,
MIKE ROWE
/d
•11 865 13oordw.ill<
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Palm D u rl, Cal;iornm u
(/60) 310 3575 - , .I�S;i` 3.^ r •,h9
3EF1995 15: E PAL_.f l DESERT OFFICE
IoNI N CH ESTE R
development campanv. Lt_C"
D r V E L J D M E 114 T h""� N A C E li
September 3, 19518
P.01
ATTACHMENT #3
`D
Leslie Mouriquandl FAX CORRESPONDENCE
CnY OF LA QlViTA 777-7107
78-495 Calle Tarupico
La Quinta, C.k 92253
7
Re. Tradiliolni Golf Club -- Avenue 52
D'✓elaprnc7t
Dear Leslie,
'Aanagers
'With the new information regarding Avenue 52 that required the wall to he
F, bjlider<of (built as part of mitigation for this vacation, T would life to modify my request
for the condition change as follows:
• Construction of the wall must be built before the Certificate of
Cncst Occupancy be given for the 20th home, not the 10. This will allow for
any contingencies during construction.
re$' Please keep in mind we do have bonds in place and plans in for plan check to
accomplish this task.
res,drn cial
]Please let me know where I am scheduled on the next agenda.
F ropQrw5.
Very truly yo qr.14
MIKE ROWE
/d
4�
4-665 9oerdwalk
Palm. Ur5err, C3 .°o'n a
(IL 0) 940 "25 ' Fz, (760) y}6 9056
TQTr L. P. DI
ATTACHMENT4
RESOLUTION 98-18
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AMENDMENT #1
TO CONDITION 79 OF TENTATIVE TRACT 28470 TO
REDUCE THE HEIGHT RESTRICTION CORRIDOR TO 150-
FEET FOR LOTS 86, 182, AND 218 PARALLELING
AVENIDA BERMUDAS WITHIN THE TRADITION CLUB
CASE NO: TRACT 28470 AMENDMENT #1
TRADITION CLUB ASSOCIATES,'LLC
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3`d day of March, 1998, hold a duly noticed Public Hearing to consider an
amendment to Condition 79 of Tentative Tract 28470 to reduce the width of the 335-
foot wide height restriction corridor to 150-feet wide, generally located at the south
terminus of Washington Street and Avenida Bermudas; and,
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 24th day of February, 1998, hold a duly noticed Public Hearing to consider
an amendment to Condition 79 of Tentative Tract 28470 to reduce the width of the
335-foot wide height restriction corridor to 150-feet wide, generally located at the
south terminus of Washington Street and Avenida Bermudas; and,
WHEREAS, the Planning Commission did recommend to the City Council
approval of Tentative Tract 28470 on March 4, 1997; and,
WHEREAS the City Council did approve Tentative Tract 28470 on April
1, 1997; and,
WHEREAS, the request for a reduction in width of the height restriction
corridor from 335-feet to 150-feet is supported by three line of sight studies that show
there is a less than significant impact to the views of the Coral Reef Mountains; and,
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make findings to justify the approval of said amendment to Tentative Tract
Map; and,
WHEREAS, at said Public Hearing said amendment was approved by the
La Quinta City -Council based on said findings and subject to certain conditions,
1. The design and improvements of the proposed Tentative Tract 28470
Amendment #1 are consistent with the current goals and objectives of the. La
Quinta General Plan in that the subdivision will result in the development of one
•
Resolution 98-18
Page 2
story, single family detached custom homes on Lots 85 to 94, 177 to 189, and
209 to 219 within a 150-foot wide, 17-foot high height restriction corridor
paralleling Avenida Bermudas.
2. Tentative Tract .28470, Amendment #1 is consistent with current standards of
the Municipal Zoning Ordinance in that the existing Zoning District is RL
(Residential Low Density) with a maximum permitted building height of 28 feet.
3. Tentative Tract 28470, Amendment #1 is consistent with the standards of the
City's Subdivision Ordinance in that * all proposed lots meet the required
dimensions, slope gradients, and design for access and circulation.
4. The design of Tentative Tract 28470, Amendment #1 and its related
improvements, are not likely to cause serious public health problems, or
adversely impact the general public. welfare or safety, in that the Fire
Department and the City's Building & Safety Department has reviewed the
project for these issues with no significant concerns identified.
5. The design of the subdivision amendment, or the proposed improvements, are
not likely to cause substantial environmental damage, or substantially, and
unavoidable injure fish or wildlife, or their habitat, in that Environmental
Assessment 98-354, prepared for the amendment, did not identify any
significant impacts for this issue.
6. The design of the subdivision, or type of, improvements will not conflict with
easements, acquired by. the public at large, for access through, or use of,
property within the subdivision.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
said City Council in this case;
2. That it does hereby approve the above described Tentative Tract Amendment,
for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED, and ADOPTED at- a regular meeting of the La
Quinta City Council, held on this 3rd day of March, 1998, by the following vote, to
wit:
0
C
Resolution 98-18
Page 3
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
lAl,,, ►�.
• H`�• •
Quinta,City of La
ATTEST:
3'AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWEL , City Attorney
City of La Quinta, California
F:\CITYCLRK\COUNCIL\PLAMN 4ING\Res 98-18
0 0
CITY COUNCIL RESOLUTION 98-18
CONDITIONS OF APPROVAL -FINAL
TRACT 28470- AMENDMENT 1
TRADITIONS CLUB ASSOCIATES, LLC
MARCH 3, 1998
* Modified by Planning Commission on March 4, 1997
* * Modified by City Council on April 1, 1997
* * * Modified by Planning Commission on February 24, 1998
1. 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.
2. Tentative Tract Map 28470 shall comply with the requirements and standards.
of § § 66410-66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless
otherwise modified by the following conditions.
3. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following public agencies.
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
a Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
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.
1
0
City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment I
March 3, 1998
4. Provisions shall be - made to comply with the terms and requirements of the
City's adopted Infrastructure Fee Program* in effect at the time of issuance of
building permits.
5. All easements, nights -of -way and other property rights required of the Tentative
Map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or filing of a Certificate Of Compliance
for Waiver of a Final Map. The conferral shall include irrevocable offers to
dedicate or grant easements to the City- for access to and maintenance,
construction, and reconstruction of all essential improvements which are located
on privately -held lots or parcels.
6. 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. T he 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.
Dedications required of this development include:
A. 52nd Avenue from the west property boundary to Washington Street (Primary
Arterial) - Fifty -five-foot right-of-way on south side of existing centerline.
B. 52nd Avenue/Washington Street Intersection - As required by the City Engineer.
C. 52nd Avenue from Washington Street to east property boundary (Major Arterial)
- Sixty foot right-of-way on south side of existing centerline.
D. Frances Hack Lane (Old 52nd Avenue) from'Avenida Bermudas to an easterly
terminus to be determined by fire station access' needs - right-of-way to
accommodate applicant's half of a 32-foot-wide street with culde-sac plus an
eight foot parkway.
E. Avenida Nuestra from Calle Guatemala to Calle Kalima (Local Street) Right-of-
way to accommodate the applicant's half of a 32-foot-wide street.
2
® 0
City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
F. Avenida Bermudas (Secondary Arterial) - Fifty foot half -width right -of way along
the full frontage of this map.
G. Avenida Bermudas - Easements, as required by the City Engineer, over the
storm drainage ;system connecting Avenida Bermudas to the on -site regional
stormwater system.
H. A drainage easement to convey off -site storm water from the storm drain
located on the south side of 52nd Avenue, near Fritz Burns Park, to the golf
course retention area located inside Tract 28470.
I. Avenida Bermudas, 52nd Avenue, and Lot '0' - Easements for emergency
access drives.
Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, etc.
If the City Engineer determines that public access rights to proposed street
rights -of -way shown on the Tentative Map are necessary prior to approval of
final maps dedicating the rights -of -way, the applicant shall grant temporary
public access easements to those areas within 60 days of written request by
the City.
8. The applicant shall dedicate 1 0 foot public' utility easements contiguous with
and along both sides of all private streets.
9. The applicant shall create perimeter setbacks, or minimum width as noted,
adjacent to the following street rights -of -way;
A. 52nd Avenue - 20-feet
B. Avenida Bermudas - 1 0-feet - with the exception of the southwest
corner where minimal landscape will be provided between the sidewalk
and the wall.
* *C. Avenida Nuestra - as necessary to accommodate slope from south
curbline to wall.
* *D. Remove the existing sidewalk and replace with a new meandering
sidewalk not less than five (5) feet wide and not to exceed six (6) feet
3
0
City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
wide.
For developments with public interior streets„perimeter setback lots shall be
dedicated to the City. For developments with private interior streets, perimeter
setback lots shall remain in private ownership.
Where public sidewalks are required on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
10. The applicant shall vacate abutter's rights -of -access to 52nd Avenue, Avenida
Bermudas, Frances Hack Lane, Avenida Nuestra, and the access drive from
52nd Avenue to the Fire Station. Access to these streets shall be restricted to
access points approved by the City.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
12. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
13. Sixty days after recordation of any final map, the applicant/developer shall
process a Lot Line Adjustment along the north property line where it is
contiguous to Lot 5, Block 6 of the Desert Club Tract Unit #2, to provide a five
foot setback for the existing home that abutts-the property line. The common
address of the subject property is 51-485 Calle Guatemala.
�:_ a •' :►� '�. u:�'
14. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved 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.
15. Improvement plans submitted to the City for plan checking shall be submitted
on 24' x 36' media in the categories of "Precise Grading," "Streets &
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment
March 3, 1998
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.
16. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete;
approved plans on storage media acceptable to the City Engineer'.. The files
shall utilize standard- AutoCad menu choices so they may be fully retrieved into
a basic AutoCad program. At the completion of Construction and prior to final
acceptance of improvements,• the applicant shall update the files to reflect as
constructed conditions including approved revisions to the plans.
18. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to agendization of a final map or parcel
map or issuance of a Certificate of Compliance for a waived Parcel Map. For
secured agreements, security provided shall remain in effect until explicitly
waived, reduced or released by the City regardless o t a passage o 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, La
Quinta Municipal Code (LQMC).
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
1,9. 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 Ibe approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
20. If 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.
21. 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 (i.e.: 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.
22. Prior to agendization of any final map within this development, the applicant
shall pay cash or enter into a secured agreement, approved by the City to pay
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
for applicant's required share of improvements which have been or will be
constructed by others (participatory improvements).
Participatory improvements for this development include:
A. " Intersection of 52nd Avenue and Washington Street - 50% of the cost to design
and construct traffic.signals.
B. Avenida Bermudas - 50% of the cost of street and drainage improvements
previously constructed by the City along the Avenida Bermudas frontage of this
development.
C. 52nd Avenue - 100% of the cost of existing street improvements along the
52nd Avenue frontage of this development.
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
23. 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.
24. 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.
25. The applicant shall comply with the City's Flood Protection Ordinance. 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 applicant shall have received Belief Letters 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. .
26. The applicant shall . conduct a thorough preliminary geological and soils
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment Il
March 3, 1998
engineering investigation and shall submit the report of the investigation ("the
soils report') with the grading plan.
27. 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. '
28. The applicant shall obtain approval of the grading plan from Coachella Valley
Water District (CVWD).
29. Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within this development, but not sharing common street
frontage, where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve alternatives that preserve
community acceptance and buyer satisfaction with the proposed development.
30. 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
elevations approved on the grading plan, the as -built elevations, and the
difference between the two, if any.
31. Stormwater falling on site during the peak 24-hour period of a 1 00-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets.
*32. All storm water exiting the storm drain located on the south side of 52nd
Avenue shall be routed to an acceptable retention area located i nside Tract
28470.
33. In design of retention facilities, the maximum percolation rate shall be two
inches per hour„ The percolation rate will be considered to be zero unless the
applicant provides site -specific data indicating otherwise.
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
34. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
35. The development shall be graded to permit storm flow in. excess of retention
capacity to flow out of ,the development through a designated overflow outlet
and into the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. This drainage shall include the current inflow to the on -site regional
stormwater system from the developed area to the west.
37. If any storm water or nuisance water from this development is proposed to
drain to off -site locations, the applicant may be required to design and install
first -flush storage, oil/water separation devices, or other screening or
pretreatment method(s) to minimize conveyance of contaminants to off -site
locations. Drainage to off -site locations and methods of treatment or screening
shall meet the approval of the City Engineer.
38. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High -voltage power lines which the
power authority will not accept underground are exempt from this requirement.
39. 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.
40. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map or issuance of a certificate of compliance for any waived final map, the
development or portions thereof may be subject to the provisions o the
ordinance.
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
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.
*41. The applicant shall reimburse the successors or assigns of Landmark Land
Company, upon written demand with proof of their rights (if any, for the
purpose of this issue) in the amount of $ 1 1 8,27 5 for the improvements to
5 2nd Avenue which were previously installed west of the boundary of Tract
24889/24890. If Landmark Land Company or its successors or assigns, have
been reimbursed by the City, the applicant shall reimburse the City for those
costs. If no notification is received within 90-days following the recordation.
of the first final map, this condition no longer applies.
42. Prior to recordation of the first final map f or this development, the applicant
shall reimburse or secure reimbursement of the City and/or its redevelopment
district for costs incurred in improvements to 52nd Avenue ($149,040) and
Avenida Bermudas ($246,525). The developer is eligible for credits equal to
the cost of removing and replacing the sidewalk along Avenida Bermudas as
required in Condition 9. The listed amounts include the cost of storm drain
improvements associated with those street projects.
If the applicant provides security in lieu of reimbursement, the applicant shall
provide the actual cash reimbursement prior to recordation of any final map
which by itself, or in combination with previously -recorded maps under this
tentative map, creates lots or fifty or more percent (50%) of the dwelling units
proposed for this development.
The City shall have the option of accepting additional landscaping and related
street improvements along 52nd Avenue adjacent to Fritz Burns Park, which
would not normally be required as a condition of approval for this project, and
providing a credit against the reimbursements otherwise required under this
Condition in an amount equal to the value of the additional improvements
approved by the City Engineer and installed by the applicant.
43. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
*B. OFF -SITE STREETS
1►. 52nd Avenue from the west property boundary to Washington
Street (Primary Arterial) - Install all remaining improvements far
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1,
March 3, 1998
86-feet curb to curb improvement plus sidewalk, walls along both
sides of the street and a raised landscape median, and landscaping
in setback areas.
2). 52nd Avenue/Washington Street Intersection -As required by the
City Engineer.'
3). 52nd Avenue from Washington Street to east property boundary
(Major Arterial) - Install all remaining improvements for major
arterial (51 -feet half street) on south side, remaining
improvements to existing roadway on north side, sidewalk and
walls along both sides, raised landscape median, and landscaping
in setback areas.
4). Frances Hack lane (Old 52nd Avenue) from Avenida Bermudas to
an easterly terminus to be determined by fire station access needs
- Construct 32-feet curb -to -curb local street with landscaping in
parkways.
5). Avenida Nuestra from Calle Guatemala to Calle Kalima (Local
Street) - Construct the south side of a 32-feet curb -to -curb local
street including landscaped setback.
**B. PRIVATE STREETS AND CULS-DE-SAC
* 1). Entry street - divided with two 24-feet lanes, unless reduced
widths are' approved by the Fire Department.
*2). Primary circulation streets - 36-feet wide
3). Residential - 36 feet wide if double loaded (buildings on both
sides), 32 feet if single loaded
4). Cul de sac curb radius - 38-feet
Bus turnouts, turn lanes, acceleration/deceleration lanes and/or 'Other features
contained in the approved construction plans may warrant additional street
widths or other measures as determined by the City Engineer.
*44. Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive at the intersectiori of Washington and 52nd Avenue -
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
Unrestricted. The applicant shall provide stacking room in the
guardhouse lane for a minimum of three entering vehicles.
*B. Emergency access drives from Avenida Bermudas, Frances Hack Lane,
and maintenance yard entry drive - as approved by the Riverside County
Fire Department and the Director of Public works.
* C. (delete)
*D. Maintenance yard access drive. The turning movements at the 52nd
Avenue intersection shall be restricted -to right turn movements only.
45. 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.
46. 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.
47. Improvement plans shall be prepared for all on- and off -site street and access
gates.. 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.
48. Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cutbacks
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
49. 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.
50. 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
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment I
March 3, 1998
anticipated traffic loading (including construction and home building activity).
If streets are initially constructed with only a portion of the full thickness of
pavement, the following shall apply:
A. The pavement design shall consider the effect of construction and, other
traffic loadings on, the partial pavement for the maximum period of time
the applicant desires to delay,the final lift.
B. If the delayed lift is less than '1 - 1 /2-inches in thickness, the lift shall not
be placed between October 15 and March 15 unless approved by the
City Engineer.
Minimum structural sections for A.C. pavement shall be as follows:
(Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial. 4.5"/6.00"
Major Arterial 5.5"/6. 50"
The 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.
51. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along open access routes to those
buildings. 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).
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
* 52. A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the
applicant shall construct a minimum six foot high solid meandering
masonry wall adjacent to Avenida Bermudas, along the south side of
52nd Avenue, and -the portion of the east boundary not abutting the
mountains. These walls shall be in compliance with the location, design,
and materials as approved by the City Council.
B. Prior to issuance of the Certificate of Occupancy for the first residential
unit, a perimeter wall along the north property line shall be constructed
utilizing the following design features:
1 The existing wall design. located at the southern terminus of
Washington Street, shall be continued along both sides of
Washington Street and around the corners for a short distance to
be determined by the Community Development Director.
2. Westward from Washington Street, along the north property line,
the applicant shall utilize the approved perimeter wall design to be
constructed along Avenida Bermudas, to the northwest corner,
then proceed southward along the West boundary to the ultimate
right-of-way on the north side of 52nd Avenue.
* *3. Eastward from Washington Street, along the north property line,
the applicant shall utilize the applicant's wall design found along
the north side of 52nd Avenue to complete a perimeter wall.
The location,, design, and materials on the north property line wall shall be
subject to review and approval of the Community Development Director prior
to recordation of the first final map.
*53. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane,
and both sides of 52nd Avenue. The applicant shall maintain the landscape
improvements in the setbacks along 52nd Avenue, Avenida Bermudas and
Frances Hack Lane in perpetuity, or may provide for a Homeowners Association
(HOA) to maintain said land, except for the Avenida Nuestra Parkway.
54. Landscape and irrigation plans shall be prepared for landscaped lots, landscape
setback areas, common areas, medians, perimeter park -ways, 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
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment I
March 3, 1998
approved by the Community Development Department and signed by the City
Engineer, the Coachella Walley Water District, and the Riverside County
Agricultural Commissioner.
55. Slopes shall not exceed 5:1 within public rights -of -way. and 3:1 in landscape
setbacks.
56. 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 five feet of curbs along public streets.
57. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
58. The applicant shall provide public transit amenities as required by Suniine
Transit and/or the City Engineer which may include a bus turnout and passenger
waiting shelter. The location and character of the turnout and' -shelter shall be
as determined by Sunline Transit and the City Engineer.
59. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
60. The .applicant 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 as evidence that materials and their placement comply with
plans and specifications.
61. 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.
62. 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,'
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
"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 AutoCad
files of the improvements as constructed.
63. The applicant shall make provisions for' continuous maintenance of
improvements by the creation of a Homeowner's Association (HOA). The
applicant shall maintain off -site public improvements until final acceptance of
improvements by the City Council.
64. The applicant shall provide a recommended maintenance booklet for streets,
landscaping, perimeter walls, drainage facilities, and/or other improvements to
be maintained by the Homeowners Association (HOA). The booklet should
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.
65. 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.
66. Schedule (A) fire protection approved Super fire hydrants, (6' x 4' x 2-1 /2') will
be located at each -street intersection spaced not more than 330 feet apart in
any direction with any portion of any frontage more than 165 feet from a fire
hydrant. Minimum fire flow will be (1,000) g.p.m. for a 2-hour duration at 20
psi. Additional fire flow will be required for multi -family or maintenance use.
67. 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 requirements. Plans will be signed/approved by
a registered civil engineer and the Focal water company with -the following
certification: "I certify that the design of the, water system is in accordance
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment l
March 3, 1998
with the requirements prescribed by the Riverside County Fire Department."
68. - The required water system including fire hydrant will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
69. 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.
70. This approval does not 'authorize the construction of a golf clubhouse, cart barn,
half -way house, gatehouse, and a maintenance facility at the general locations
shown on Exhibit A. These buildings' specific locations, design, height, and size
shall be subject to separate Site Development Permit.
71. The development of custom, single-family lots shall be governed by the
following:
A. The applicant shall. establish a Design Review Committee to review and
approve all development within Tentative Tract 28470. The main.
objectives of this Committee shall be to assure that building architecture,
building materials and colors, building height and setbacks, and
landscaping design follow appropriate design 'themes throughout the
tract. Procedures and operation of the committee shall be set forth in the
Tract's Conditions, Covenants, and Restrictions (CC & R's) to be
administered by the Homeowner's Association (HOA).
B. Applicant shall establish within the CC&R's site design standards
appropriate to the residential lots, including but not limited to, front, side
and rear setbacks, lot coverage, etc. Standards shall be reviewed and
approved by the Community Development Department as part of its
review of the CC&R's, but to be no less restrictive than the R-L Zone
Standards, as appropriate.
C. Prior to issuance of an occupancy permit for any house within Tentative
Tract 28470, landscaping/ground cover shall be installed and
appropriately maintained. Type of planting, method of installation, and
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
maintenance techniques shall be subject to plan approval by the
Community Development Department.
D. All roof -mounted equipment shall be screened from view at all sides by
design of the house. All .ground -mounted mechanical equipment shall be
screened from view by methods approved by the Community
Development Department.
E. The minimum dwelling unit (living area) size for all residential units she
11 'be 1,200 square feet (excluding attached or detached parking
garage).
F. All dwelling units shall have a minimum two car garage measuring 20feet
by 20-feet- in overall size. The garage can be either attached or
detached.
G. The architectural style of the project shall be Spanish Colonial,
Southwest Adobe, Pueblo, or other styles approved by the development's
Design Review Board.
H. All roofing material within the project shall be clay or concrete tile barrel.
The color of the roof tiles shall consist of desert hues.
72. Any minor changes in, lot mix, sizes, lines, or shapes, or street alignments, shall
be reviewed and approved by the Community Development Department prior to
any final map approvals for recordation.
73: Prior to recordation of final map, hillside conservation easements on Lots 27,
28, 29 and 30 shall be dedicated to the City for all areas located inside the
Hillside Conservation District. The same shall be done for -Lots 233, 234, and
235.
74. Prior to recordation of the final map, a Hillside Conservation Easement shall be
dedicated to the City for all the remainder area, Lot 250, within the Hillside
Conservation Overlay District or other options contained in Zoning -Code Section
9.140.40. N.
75. Class 11 bike lanes shall be installed on the east side of Avenida Bermudas
adjacent to the tract and on both sides of 52nd Avenue between Washington
Street and Avenida Bermudas.
*76. The maximum pad elevation measured at the center of the building pads within
175 feet of Avenida Bermudas shall be: a) no more than one (1) foot higher
than the top of the east curb on Avenida Bermudas, or b) no higher than the
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City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment I
March 3, 1998
existing elevation at said location prior to December 1, 1996, whichever is
higher.
77. ' The existing light pole and luminaire located at the 52nd Avenue/Washington
Street intersection shall .be removed when the traffic signal is installed. .
78. The triangular island in the 52nd Avenue/Washington Street intersection shall
belandscaped.
79. * * * 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, with a maximum height of 24 feet over the remaining property
excluding chimneys (per Uniform Building Code) subject to the requirements of
the Zoning Ordinance, for Lots 85 - 94, 177 - 189, and 209 - 219.
80. Applicant/Developer shall submit final landscape plans for all golf course
landscaping, which shall be designated to feature drought tolerant plant species,
and the latest water conserving irrigation technology. The plan(s) shall be
subject to initial review by the Community Development Department, with
subsequent final review and acceptance by the Coachella Valley Water District
prior to landscape construction. Evidence of CVWD acceptance shall be
submitted to the Community Development Department.
81. . Adequate provision shall be made for continuous. maintenance of all
landscaping and related features by the Homeowner's Association (HOA).
82. All lighting facilities shall comply with Chapter 9.2 1 0 (Outdoor Light Control)
and be designated to minimize light and glare impacts to surrounding property.
All lighting to be installed shall be subject to review and approval -by the
Community Development Department.
83. The existing trees on the site shall be incorporated into the landscape plan as
required by Certificate of Appropriateness. 96-00 1, and Site Development
Permit 96-599. A tree retention plan shall be submitted to staff as part of the
final landscape plan and prior to any site grading. Citrus trees in the vicinity of
the Hacienda del Gato shall be preserved.
84. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Director the following documents which shall
demonstrate to the satisfaction of the City that the open space/recreation areas,
0 •
City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment ]
March 3, 1998
common areas, and private streets and drives shall be maintained in accordance
with the intent and purpose of this approval.
A. The document to convey title;
• B. Covenants, Conditions, and, Restrictions to be recorded; and,
The approved Covenants, Conditions, and Restrictions shall be recorded at the
same time that the final subdivision map is recorded.
A Homeowner's Association, with the unqualified right to assess the owners of
the individual units for reasonable maintenance costs, shall be established and
continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments. Such
lien shall not be subordinate to any encumbrance other than a first deed of
trust, provided that such deed of trust is made in good faith and for value and
is of record prior to the lien of the homeowners association.
85. Appropriate approvals shall be secured prior to establishing any construction or
sales facilities, and/or signs on the, subject property.
86. All historical plaques or monuments which are erected on the property shall be
approved by the La Quinta Historic Preservation Commission prior to installation.
The project CC & R's shall include information on the historical nature of the
site and identify the three subject, sites (CA-RIV-1179, CA-RIV-2823, and CA--
RIV-2826) plus information about the Hacienda del Gato residence.
87. The applicant shall provide' verification to the Community Development
Department of the completion of the capping of archaeological site CA-RIV1179
by the project archaeologist. A conservation easement for preservation in
perpetuity shall be dedicated to the city of La Quinta shall be recorded over the
capped site.
88. The applicant shall submit plans for street lighting along roads, if any, for review
and approval by the Community Development Department.
89. The requirements of the City's Off -Street Parking Ordinance shall be met
concerning all supplemental accessory facilities (e.g., clubhouse, cart barn,
maintenance facility, etc.).
90. The applicant shall work with Waste Management of the Desert to implement
20
City Council Resolution 98-18
Conditions of Approval - Final
Tentative Tract 28470 Amendment 1
March 3, 1998
provisions of AB 939 and AB 1462. The Applicant is required to work with
Waste Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and steel and aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project
for green waste associated with golf course and common area
maintenance. Compost materials shall be stored for pick-up by Waste
management, or an authorized hauler for transport to an appropriate
facility.
C. Curbside recycling service shall be provided in areas where no centralized
trash/recycling bins are provided or utilized.
91. All residences/dwellings are required to have illuminated building address
numbers per the La Quinta Municipal Code:
92. Property lines and perimeter walls for all residential units shall be located at the
top of the graded slope for each parcel.
93. The California Fish and Game Environmental filing fees shall be paid. The fee
is $1,250 plus $ 78.00 for the Riverside County document processing. This fee
shall be payable to "Riverside County Clerk". The fee shall be paid to the
Community Development Department within 24 hours after review by the City
Council.
94. The applicant shall pay park fees in -lieu of parkland dedication per Chapter
13.48 of the Subdivision Ordinance.
*95. The applicant shall comply with the mitigation measures contained in the
Mitigation Monitoring Plan attached to Environmental Assessment 96-333.
*96. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily divert
or stop equipment in order to investigate and mitigate exposed cultural deposits.
A final report of the monitoring activities shall be submitted to the City's
Historic Preservation Commission for review.
97. 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
the MND; the Conditional Use Permit, and/or -the Tract Map for this project.
21
RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
AMENDMENT #2 FOR CONDITION 52 OF TENTATIVE
TRACT 28470 TO ALLOW FOR COMPLETION OF THE
PERIMETER WALL PRIOR TO ISSUANCE OF A
CERTIFICATE OF OCCUPANCY OF THE 20TH
RESIDENTIAL UNIT.
CASE NO TRACT 28470 AMENDMENT #2
TRADITION CLUB ASSOCIATES, LLC.
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 8th day of September, 1998, hold a duly noticed Public Hearing to consider an
amendment to Condition 52 of Tentative Tract 28470 generally located at the south
terminus of Washington Street and Avenida Bermudas; and,
WHEREAS, the Planning Commission did recommend to the City Council
approval of Tentative Tact 28470 on March 4, 1997; and,
WHEREAS, the City Council did approve Tentative Tract 28470 on April 1,
1997; and,
WHEREAS, said Tract Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared an
Environmental Assessment 96-333 for this project which states the project will not have
a significant impact on the environment based on Conditions; and,
WHEREAS, at the Public Hearing upon hearing and considering all testimony
and arguments of all interested persons desiring to be hard, said City Council did make
findings to justify the approval of said amendment to Tentative Tract Map; and,
WHEREAS, at said Public Hearing said amendment was approved by the La
Quinta City Council based on said findings and subject to certain conditions,
1. The design and improvements of the proposed Tentative Tract 28470 Amendment
#2 are consistent with the current goals and objectives of the La Quinta General
Plan in that the subdivision will result in the development of a one story, single
family development, within a gated community.
2. Tentative Tract 28470, Amendment #2 is consistent with current standards of the
Municipal Zoning Ordinance in that the existing Zoning District is RL (Residential
Low Density) with a maximum permitted building height of 28 feet.
11Apc res Tr 28470, And #2.%%pd
Resolution 98-
3. Tentative Tract 28470, Amendment #2 is consistent with the standards of the City's
Subdivision Ordinance in that all proposed lots meet the required dimensions, slope
gradients, and design for access and circulation.
4. The design of Tentative Tract 28470, Amendment #2 and its related improvements,
are not likely to cause serious public health problems, or adversely impact the
general public welfare or safety, in that the Fire Department and the City's Building
& Safety Department has reviewed the project for these issues with no significant
concerns identified.
5. The design of the subdivision amendment, or the proposed improvements, are not
likely to cause substantial environmental damage, or substantially, and unavoidably
injure fish or wildlife, or their habitat, in that Environmental Assessment 96-333,
prepared for Tract 28470 did not identify any significant impacts for this issue.
6. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of, property
within the subdivision.
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 constitute the findings of said
Planning Commission in this case;
2. That it does hereby approve the above described Tentative Tract Amendment, for
the reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 8th day of September, 1998, by the following vote, tc
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
PApc res Tr 28470, Amd #2.Nvpd
Resolution 98-
ROBERT TYLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
PApc res Tr 28470, Amd #2.wpd
PLANNING COMMISSION RESOLUTION 98-18
CONDITIONS OF APPROVAL -RECOMMENDED
TRACT 28470- AMENDMENT 2
TRADITIONS CLUB ASSOCIATES, LLC
SEPTEMBER 8, 1998
Modified by Planning Commission on March 4, 1997
* Modified by City Council on April 1, 1997
* * * Modified by Planning Commission on February 24, 1998
# Modified by Planning Commission on September 8, 1998
1. 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.
2. Tentative Tract Map 28470 shall comply with the requirements and standards.
of § § 66410-66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless
otherwise modified by the following conditions.
3. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following public agencies.
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• 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:\LESLIE\pc con reso Tr 28470, Amend #2.wpd
Resolution 98-
Conditions of Approval - Reconunended
Tentative Tract 28470 Amendment 2
September 8, 1999
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee Program in effect at the time of issuance of
building permits.
5. All easements, rights -of -way and other property rights required of the Tentative
Map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or filing of a Certificate Of Compliance
for Waiver of a Final Map. The conferral shall include irrevocable offers to
dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are
located on privately -held lots or parcels.
6. 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. T he 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.
Dedications required of this development include:
A. 52nd Avenue from the west property boundary to Washington Street (Primary
Arterial) - Fifty -five-foot right-of-way on south side of existing centerline.
B. 52nd Avenue/Washington Street Intersection - As required by the City
Engineer.
C. 52nd Avenue from Washington Street to east property boundary (Major
Arterial) - Sixty foot right-of-way on south side of existing centerline.
D. Frances Hack Lane (Old 52nd Avenue) from'Avenida Bermudas to an easterly
terminus to be determined by fire station access needs - right-of-way to
accommodate applicant's half of a 32-foot-wide street with culde-sac plus an
eight foot parkway.
P:\LESLIE\pc coa reso Tr 28470. Amend 02.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment. 2
September 8, 1998
E. Avenida Nuestra from Calle Guatemala to Calle Kalima (Local Street) Right-of-
way to accommodate the applicant's half of a 32-foot-wide street.
F. Avenida Bermudas (Secondary Arterial) - Fifty foot half -width right-ofway along
the full frontage of this map.
G. Avenida Bermudas - Easements, as required by the City Engineer, over the
storm drainage .system connecting Avenida Bermudas to the on -site regional
stormwater system.
H. A drainage easement to convey off -site storm water from the storm drain
located on the south side of 52nd Avenue, near Fritz Burns Park, to the golf
course retention area located inside Tract 28470.
I. Avenida Bermudas, 52nd Avenue, and Lot '0' - Easements for emergency
access drives.
Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, etc.
If the City Engineer determines that public access rights to proposed street
rights -of -way shown on the Tentative Map are necessary prior to approval of
final maps dedicating the rights -of -way, the applicant shall grant temporary
public access easements to those areas within 60 days of written request by
the City.
8. The applicant shall dedicate 1 0 foot public' utility easements contiguous with
and along both sides of all private streets.
9. The applicant shall create perimeter setbacks, or minimum width as noted,
adjacent to the following street rights -of -way;
A. 52nd Avenue - 20-feet
B. Avenida Bermudas - 1 0-feet - with the exception of the southwest
corner where minimal landscape will be provided between the sidewalk
and the wall.
* *C. Avenida Nuestra - as necessary to accommodate slope from south
curbline to wall.
P:\LESLIE\pc con reso Tr 28470, Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
* *D. Remove the existing sidewalk and replace with a new meandering
sidewalk riot less than five (5) feet wide and not to exceed six (6) feet
wide.
For developments with public interior streets,, perimeter setback lots shall be
dedicated to the City. For developments with private interior streets, perimeter
setback lots shall remain in private ownership.
Where public sidewalks are required on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
10. The applicant shall vacate abutter's rights -of -access to 52nd Avenue, Avenida
Bermudas, Frances Hack Lane, Avenida Nuestra, and the access drive from
52nd Avenue to the Fire Station. Access to these streets shall be restricted
to access points approved by the City.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
12. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
13. Sixty days after recordation of any final map, the applicant/developer shall
process a Lot Line Adjustment along the north property line where it is
contiguous to Lot 5, Block 6 of the Desert Club Tract Unit #2, to provide a five
foot setback for the existing home that abutts-the property line. The common
address of the subject property is 51-485 Calle Guatemala.
14. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved 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.
15. Improvement plans submitted to the City for plan checking shall be submitted
P:\LESLIE\pc coa reso Tr 28470. Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
on 24' x 36' rnedia 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.
16. The City may rnaintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the
applicant may acquire standard plan and/or detail sheets from the City.
17. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer'. The files
shall utilize standard- AutoCad menu choices so they may be fully retrieved
into a basic AutoCad program. At the completion of Construction and prior to
final acceptance of improvements, the applicant shall update the files to reflect
as constructed conditions including approved revisions to the plans.
18. The applicant shall construct improvements and/or satisfy obligations, or
furnish an executed, secured agreement to construct improvements and/or
satisfy obligations required by the City prior to agendization of a final map or
parcel map or issuance of a Certificate of Compliance for a waived Parcel Map.
For secured agreements, security provided shall remain in effect until explicitly
waived, reduced or released by the City regardless o t a passage o 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, La
Quinta Municipal Code (LQMC).
P:\LESLIE\pc coa reso Tr 28470. Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment. 2
September 8, 1998
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
19. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
20. If 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.
21. 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 (i.e.: 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.
22. Prior to agendization of any final map within this development, the applicant
shall pay cash or enter into a secured agreement, approved by the City to pay
P:\LESLIE\pc coa reso Tr 28470, Amend #2.wpd
Resolution 98-_
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
for applicant's required share of improvements which have been or will be
constructed by others (participatory improvements).
Participatory improvements for this development include:
A. Intersection of 52nd Avenue and Washington Street - 50% of the cost to
design and construct traffic. signals.
B. Avenida Bermudas - 50% of the cost of street and drainage improvements
previously constructed by the City along the Avenida Bermudas frontage of this
development.
C. 52nd Avenue - 100% of the cost of existing street improvements along the
52nd Avenue frontage of this development.
The applicant's obligations for all or a portion of the participatory
improvements may, at the City's option, be satisfied by participation in a major
thoroughfare improvement program if this development becomes subject to
such a program,
23. 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.
24. 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.
25. The applicant shall comply with the City's Flood Protection Ordinance. 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 applicant shall have received Belief Letters
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.
P:\LESLIE\pc coa reso Tr 28470. Amend #2.wpd
Resolution 98-
Conditions of Approval - Recoinmended
Tentative Tract 28470 Amendment. 2
September 8, 1998
26. 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.
27. 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.
28. The applicant shall obtain approval of the grading plan from Coachella Valley
Water District (CVWD).
29. Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within this development, but not sharing common street
frontage, where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve alternatives that preserve
community acceptance and buyer satisfaction with the proposed development.
30. 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
elevations approved on the grading plan, the as -built elevations, and the
difference between the two, if any.
DRAINAGE
31. Stormwater failing on site during the peak 24-hour period of a 1 00-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets.
*32. All storm water exiting the storm drain located on the south side of 52nd
Avenue shall be routed to an acceptable retention area located i nside Tract
28470.
33. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site -specific data indicating otherwise.
P:\LESLIE\pc coa reso Tr 28470, Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 29470 Amendment 2
September 8, 1998
34. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
35. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
36. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. This drainage shall include the current inflow to the on -site regional
stormwater system from the developed area to the west.
37. If any storm water or nuisance water from this development is proposed to
drain to off -site locations, the applicant may be required to design and install
first -flush storage, oil/water separation devices, or other screening or
pretreatment methods) to minimize conveyance of contaminants to off -site
locations. Drainage to off -site locations and methods of treatment or screening
shall meet the approval of the City Engineer.
38. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High -voltage power lines which
the power authority will not accept underground are exempt from this
requirement.
39. 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.
40. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map or issuance of a certificate of compliance for any waived final map, the
development or portions thereof may be subject to the provisions o the
ordinance.
P:\LESLIE\pc coa reso Tr 28470. Amend 92.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
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.
*41. The applicant shall reimburse the successors or assigns of Landmark Land
Company, upon written demand with proof of their rights (if any, for the
purpose of this issue) in the amount of $ 1 1 8,27 5 for the improvements to
5 2nd Avenue which were previously installed west of the boundary of Tract
24889/24890. If Landmark Land Company or its successors or assigns, have
been reimbursed by the City, the applicant shall reimburse the City for those
costs. If no notification is received within 90-days following the recordation.
of the first final map, this condition no longer applies.
42. Prior to recordation of the first final map f or this development, the applicant
shall reimburse or secure reimbursement of the City and/or its redevelopment
district for costs incurred in improvements to 52nd Avenue ($149,040) and
Avenida Bermudas ($246,525). The developer is eligible for credits equal to
the cost of removing and replacing the sidewalk along Avenida Bermudas as
required in Condition 9. The listed amounts include the cost of storm drain
improvements associated with those street projects.
If the applicant provides security in lieu of reimbursement, the applicant shall
provide the actual cash reimbursement prior to recordation of any final map
which by itself, or in combination with previously -recorded maps under this
tentative map, creates lots or fifty or more percent (50%) of the dwelling
units proposed for this development.
The City shall have the option of accepting additional landscaping and related
street improvements along 52nd Avenue adjacent to Fritz Burns Park, which
would not normally be required as a condition of approval for this project, and
providing a credit against the reimbursements otherwise required under this
Condition in an amount equal to the value of the additional improvements
approved by the City Engineer and installed by the applicant.
43. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
*B. OFF -SITE STREETS
1). 52nd Avenue from the west property boundary to Washington
P:\LESL[E\pc con reso Tr 28470. Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
Street (Primary Arterial) - Install all remaining improvements for
86-feet curb to curb improvement plus sidewalk, walls along both
sides of the street and a raised landscape median, and
landscaping in setback areas.
2). 52nd Avenue/Washington Street Intersection - As required by the
City Engineer.
3). 52nd Avenue from Washington Street to east property boundary
(Major Arterial) - Install all remaining improvements for major
arterial (51 -feet half street) on south side, remaining
improvements to existing roadway on north side, sidewalk and
walls along both sides, raised landscape median, and landscaping
in setback areas.
4). Frances Hack Lane (Old 52nd Avenue) from Avenida Bermudas to
an easterly terminus to be determined by fire station access needs
- Construct 32-feet curb -to -curb local street with landscaping in
parkways.
5). Avenida Nuestra from Calle Guatemala to Calle Kalima (Local
Street) - Construct the south side of a 32-feet curb -to -curb local
street including landscaped setback.
* *B. PRIVATE STREETS AND CULS-DE-SAC
* 1). Entry street - divided with two 24-feet lanes, unless reduced
widths are approved by the Fire Department.
*2). Primary circulation streets - 36-feet wide
3). Residential - 36 feet wide if double loaded (buildings on both
sides), 32 feet if single loaded
4). Cul de sac curb radius - 38-feet
Bus turnouts, turn lanes, acceleration/deceleration lanes and/or 'Other
features contained in the approved construction plans may warrant additional
street widths or other measures as determined by the City Engineer.
*44. Access points and turning movements of traffic shall be restricted as follows:
P:ILESLIE\pc coa reso Tr 28470. Amend #2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
A. Main access drive at the intersection of Washington and 52nd Avenue -
Unrestricted. The applicant shall provide stacking room in the
guardhouse lane for a minimum of three entering vehicles.
*B. Emergency access drives from Avenida Bermudas, Frances Hack Lane,
and maintenance yard entry drive - as approved by the Riverside County
Fire Department and the Director of Public works.
*C. (delete)
*D. Maintenance yard access drive. The turning movements at the 52nd
Avenue intersection shall be restricted to right turn movements only.
45. 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.
46. 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.
47. Improvement plans shall be prepared for all on- and off -site street and access
gates. 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.
48. 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.
49. 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.
50. 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).
If streets are initially constructed with only a portion of the full thickness of
pavement, the following shall apply:
P:\LESLIE\pc coa reso Tr 28470, Amend #2.wpd
Resolution 98-_
Conditions of Approval - Recormnended
Tentative Tract 28470 Amendment 2
September 8, 1998
A. The pavement design shall consider the effect of construction and other
traffic loadings on the partial pavement for the maximum period of time
the applicant desires to delay the final lift.
B. If the delayed lift is less than 1 - 1 /2-inches in thickness, the lift shall
not be placed between October 15 and March 15 unless approved by
the City Engineer.
Minimum structural sections for A.C. pavement shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6. 50"
The 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.
51. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along open access routes to those
buildings. 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).
WWI 101:10UNIN t
#52. A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the
applicant shall construct a minimum six foot high solid meandering
masonry wall adjacent to Avenida Bermudas, along the south side of
52nd Avenue, and the portion of the east boundary not abutting the
mountains. These walls shall be in compliance with the location, design,
and materials as approved by the City Council.
P:\LESLIE\pc coa reso Tr 28470. Amend a2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
B. Prior to issuance of the Certificate of Occupancy for the twentieth (20th)
residential unit, a perimeter wall along the north property line shall be
constructed utilizing the following design features:
1 The existing wall design located at the southern terminus of
Washington Street, shall be continued along both sides of
Washington Street and around the corners for a short distance to
be determined by the Community Development Director.
2. Westward from Washington Street, along the north property line,
the applicant shall utilize the approved perimeter wall design to be
constructed along Avenida Bermudas, to the northwest corner,
then proceed southward along the West boundary to the ultimate
right-of-way on the north side of 52nd Avenue.
The location, design, and materials on the north property line wall shall be
subject to review and approval of the Community Development Director prior
to recordation of the first final map.
*53. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane,
and both sides of 52nd Avenue. The applicant shall maintain the landscape
improvements in the setbacks along 52nd Avenue, Avenida Bermudas and
Frances Hack Lane in perpetuity, or may provide for a Homeowners
Association (HOA) to maintain said land, except for the Avenida Nuestra
Parkway.
54. Landscape and irrigation plans shall be prepared for landscaped lots, landscape
setback areas, common areas, medians, perimeter park -ways, 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.
55. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape
setbacks.
56. 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 five feet of curbs along public streets.
P:\I.ESLIE\pc coa reso Tr 28470. Amend H2.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
57. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
58. The applicant shall provide public transit amenities as required by Suniine
Transit and/or the City Engineer which may include a bus turnout and
passenger waiting shelter. The location and character of the turnout and' -
shelter shall be as determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
60. The applicant shall 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 as evidence that materials and their placement comply
with plans and specifications.
61. 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.
62. 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 AutoCad files of the improvements as constructed.
63. The applicant shall make provisions for continuous maintenance of
improvements by the creation of a Homeowner's Association (HOA). The
applicant shall maintain off -site public improvements until final acceptance of
improvements by the City Council.
P:\L.ESLIE\pc coa reso Tr 28470, Amend 92.wpd
Resolution 98-_
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1999
64. The applicant shall provide a recommended maintenance booklet for streets,
landscaping, perimeter walls, drainage facilities, and/or other improvements to
be maintained by the Homeowners Association (HOA). The booklet should
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.
_►Cs "MIN
65. 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.
66. Schedule (A) fire protection approved Super fire hydrants, (6' x 4' x 2-1 /2') will
be located at each -street intersection spaced not more than 330 feet apart in
any direction with any portion of any frontage more than 165 feet from a fire
hydrant. Minimum fire flow will be (1,000) g.p.m. for a 2-hour duration at 20
psi. Additional fire flow will be required for multi -family or maintenance use.
67. 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 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."
68. The required water system including fire hydrant will be installed and accepted
by the appropriate water agency prior to any combustible building material
being placed on an individual lot.
69. 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.
PALESLIE\pc coa reso Tr 28470, Amerd 42.wpd
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
:: : ill O 00
70. This approval does not authorize the construction of a golf clubhouse, cart
barn, half -way house, gatehouse, and a maintenance facility at the general
locations shown on Exhibit A. These buildings' specific locations, design,
height, and size shall be subject to separate Site Development Permit..
71. The development of custom, single-family lots shall be governed by the
following:
A. The applicant shall. establish a Design Review Committee to review and
approve all development within Tentative Tract 28470. The main
objectives of this Committee shall be to assure that building architecture,
building materials and colors, building height and setbacks, and
landscaping design follow appropriate design themes throughout the
tract. Procedures and operation of the committee shall be set forth in
the Tract's Conditions, Covenants, and Restrictions (CC & R's) to be
administered by the Homeowner's Association (HOA).
B. Applicant shall establish within the CC&R's site design standards
appropriate to the residential lots, including but not limited to, front, side
and rear setbacks, lot coverage, etc. Standards shall be reviewed and
approved by the Community Development Department as part of its
review of the CC&R's, but to be no less restrictive than the R-L Zone
Standards, as appropriate.
C. Prior to issuance of an occupancy permit for any house within Tentative
Tract 28470, landscaping/ground cover shall be installed and
appropriately maintained. Type of planting, method of installation, and
maintenance techniques shall be subject to plan approval by the
Community Development Department.
D. All roof -mounted equipment shall be screened from view at all sides by
design of the house. All ground -mounted mechanical equipment shall
be screened from view by methods approved by the Community
Developrent Department.
E. The minimum dwelling unit (living area) size for all residential units she
11 'be 1,200 square feet (excluding attached or detached parking
P:\LESLIE\pe coa reso Tr 28470. Amend #2.wpd
Resolution 98-_
Conditions of Approval - Recommended
Tentative Tract 29470 Amendment 2
September 8, 1998
garage).
F. All dwelling units shall have a minimum two car garage measuring 20-
feet by 20-feet- in overall size. The garage can be either attached or
detached.
G. The architectural style of the project shall be Spanish Colonial,
Southwest Adobe, Pueblo, or other styles approved by the
development's Design Review Board.
H. All roofing material within the project shall be clay or concrete tile barrel.
The color of the roof tiles shall consist of desert hues.
72. Any minor changes in, lot mix, sizes, lines, or shapes, or street alignments,
shall be reviewed and approved by the Community Development Department
prior to any final map approvals for recordation.
73. Prior to recordation of final map, hillside conservation easements on Lots 27,
28, 29 and 30 :shall be dedicated to the City for all areas located inside the
Hillside Conservation District. The same shall be done for -Lots 233, 234, and
235.
74. Prior to recordation of the final map, a Hillside Conservation Easement shall be
dedicated to the City for all the remainder area, Lot 250, within the Hillside
Conservation Overlay District or other options contained in Zoning -Code
Section 9.140.40.N.
75. Class 11 bike lanes shall be installed on the east side of Avenida Bermudas
adjacent to the tract and on both sides of 52nd Avenue between Washington
Street and Avenida Bermudas.
*76. The maximum pad elevation measured at the center of the building pads within
175 feet of Avenida Bermudas shall be: a) no more than one (1) foot higher
than the top of the east curb on Avenida Bermudas, or b) no higher than the
existing elevation at said location prior to December 1, 1996, whichever is
higher.
77. The existing light pole and luminaire located at the 52nd Avenue/Washington
Street intersection shall be removed when the traffic signal is installed.
78. The triangular island in the 52nd Avenue/Washington Street intersection shall
be landscaped.
79. * * * For a distance of 150 feet east of the ultimate right-of-way of Avenida
P:\LESLIE\pe coa reso Tr 28470, Amend #2.wpd
Resolution 98-_
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
Bermudas, -single family residences shall be restricted to a maximum of 17 feet
in height, with a maximum height of 24 feet over the remaining property
excluding chimneys (per Uniform Building Code) subject to the requirements of
the Zoning Ordinance, for Lots 85 - 94, 177 - 189, and 209 - 219.
80. Applicant/Developer shall submit final landscape plans for all golf course
landscaping, which shall be designated to feature drought tolerant plant
species, and the latest water conserving irrigation technology. The plan(s)
shall be subject to initial review by the Community Development Department,
with subsequent. final review and acceptance by the Coachella Valley Water
District prior to landscape construction. Evidence of CVWD acceptance shall
be submitted to the Community Development Department.
81. Adequate provision shall be made for continuous. maintenance of all
landscaping and related features by the Homeowner's Association (HOA).
82. All lighting facilities shall comply with Chapter 9.2 1 0 (Outdoor Light Control)
and be designated to minimize light and glare impacts to surrounding property.
All lighting to be installed shall be subject to review and approval -by the
Community Development Department.
83. The existing trees on the site shall be incorporated into the landscape plan as
required by Certificate of Appropriateness 96-00 1, and Site Development
Permit 96-599. A tree retention plan shall be submitted to staff as part of the
final landscape plan and prior to any site grading. Citrus trees in the vicinity
of the Hacienda del Gato shall be preserved.
84. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Director the following documents which shall
demonstrate to the satisfaction of the City that the open space/recreation
areas, common areas, and private streets and drives shall be maintained in
accordance with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and, Restrictions to be recorded; and,
The approved Covenants, Conditions, and Restrictions shall be recorded at the
same time that the final subdivision map is recorded.
Resolution 98-
Conditions of Approval - Recommended
Tentative Tract 28470 Amendment 2
September 8, 1998
A Homeowner's Association, with the unqualified right to assess the owners
of the individual units for reasonable maintenance costs, shall be established
and continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments.
Such lien shall not be subordinate to any encumbrance other than a first deed
of trust, provided that such deed of trust is made in good faith and for value
and is of record prior to the lien of the homeowners association.
85. Appropriate approvals shall be secured prior to establishing any construction
or sales facilities, and/or signs on the, subject property.
86. All historical plaques or monuments which are erected on the property shall be
approved by the La Quinta Historic Preservation Commission prior to
installation. The project CC & R's shall include information on the historical
nature of the site and identify the three subject sites (CA-RIV-1179, CA-RIV-
2823, and CA-RIV-2826) plus information about the Hacienda del Gato
residence.
87. The applicant shall provide verification to the Community Development
Department of the completion of the capping of archaeological site CA-RIV-
1 179 by the project archaeologist. A conservation easement for preservation
in perpetuity shall be dedicated to the city of La Quinta shall be recorded over
the capped site.
88. The applicant shall submit plans for street lighting along roads, if any, for
review and approval by the Community Development Department.
89. The requirements of the City's Off -Street Parking Ordinance shall be met
concerning all supplemental accessory facilities (e.g., clubhouse, cart barn,
maintenance facility, etc.).
90. The applicant shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The Applicant is required to work with
Waste Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
plastics, newsprint and steel and aluminum cans.
B. Developer shall provide proper on -site storage facilities within the project
for green waste associated with golf course and common area
P:\LESLIE\pc coa reso Tr 28470, Amend P2.wpd
Resolution 98-
Conditions of Approval - Recoirunended
Tentative Tract 28470 Amendment 2
September 8, 1998
maintenance. Compost materials shall be stored for pick-up by Waste
management, or an authorized hauler for transport to an appropriate
facility.
C. Curbside recycling service shall be provided in areas where no
centralized trash/recycling bins are provided or utilized.
91. All residences/dwellings are required to have illuminated building address
numbers per the La Quinta Municipal Code.
92. Property lines and perimeter walls for all residential units shall be located at the
top of the graded slope for each parcel.
93. The California Fish and Game Environmental filing fees shall be paid. The fee
is $1,250 plus $78.00 for the Riverside County document processing. This fee
shall be payable to "Riverside County Clerk". The fee shall be paid to the
Community Development Department within 24 hours after review by the City
Council.
94. The applicant shall pay park fees in -lieu of parkland dedication per Chapter
13.48 of the Subdivision Ordinance.
*95. The applicant shall comply with the mitigation measures contained in the
Mitigation Monitoring Plan attached to Environmental Assessment 96-333.
*96. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily
divert or stop equipment in order to investigate and mitigate exposed cultural
deposits. A final report of the monitoring activities shall be submitted to the
City's Historic Preservation Commission for review.
97. 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
the MND; the Conditional Use Permit, and/or the Tract Map for this project.
P:\L.ESLIE\pc coa reso Tr 28470. Amend 42.wpd
PH #B
DATE:
CASE NO.:
APPLICANT:
ARCHITECT:
REQUEST:
LOCATION:
BACKGROUND:
PLANNING COMMISSION
STAFF REPORT
SEPTEMBER 8, 1998
SITE DEVELOPMENT PERMIT 98-628
RJT HOMES, LLC (CHAD MEYER)
DOWNING THORPE JAMES (RICK NEW)
APPROVAL OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR THREE NEW PROTOTYPE RESIDENTIAL PLANS
TRACT 28797 IN THE CITRUS PROJECT
Tract 24890 makes up the residential lots surrounding the Citrus Golf Course and
allows 545 residential lots, of which approximately 100 have been developed. The
development consists of single family detached and duplex units and custom single
family detached residences on the western portion of the site.
The proposal is for approval of three new residential prototype plans for Tract 28797
within the Citrus project, on Toronja and Azahar (Attachment 1). This tract is a
resubdivision of portions of Tract 24890-8 and 24890-9. This area was originally
designated for single family detached residences from 2440 to 2750 square feet in
size. Approved dwelling units in the Citrus project vary from 2,195 to over 4,540
square feet.
PROJECT PROPOSAL:
Proposed are three floor plans varying from 2,470 to 2,818 square feet. The units
have front court yards, with two plans having detached casitas' or bedrooms. The
units are Spanish/Mediterranean in nature, utilizing plaster walls, wood beams,
outriggers, and rafters, and clay the roofing. Colors of the plaster are white to light
tan, with wood colors light tans to brown, and roof tile a red blend. Roof heights and
types are varied and used in combinations. Each plan varies in height from 12 to 20
feet because of the variety of roofs. Special features include rounded plaster corners,
plaster popouts around all windows, and concrete mudded roof ridges, hips, and end
caps. Each plan include two different facades, with building sides and rears being the
same within each plan. Garage doors are sectional roll -up doors.
C:pc rpt sdp 98-628
Typical front yard landscaping plans have been submitted for each plan. The plans do
not take in to account orientation which will be north or south. The plans do not
include the private court yards or rear yards.
Each lot will have three trees, a variety of shrubs around the building and at the curb,
and lawn. The lawn areas will be mounded from 8 to 18 inches with tan concrete
mow strips utilized to separate shrub from lawn areas. Plant materials are lush in
appearance, but tend to be relatively low in water use. Tree sizes are 15 gallon or 24"
box, with shrubs one or five gallon in size.
PUBLIC NOTICE:
This request was advertised in the Desert Sun Newspaper on August 28, 1998, and
mailed to all property owners within the Citrus Project. To date, no correspondence
has been received.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE CONSIDERATION:
The Architecture and Landscaping Review Committee reviewed this request at its
meeting of August 24, 1998, and recommends approval of the plans as submitted,
subject to conditions.
STAFF COMMENTS:
As required by Section 9.60.300 (Compatibility Review) of the Zoning Ordinance, the
Commission is required) to review and comment on the following findings:
1. The architectural and other design elements of the new residential units will be
compatible and not detrimental to the other existing units in the projects.
2. The proposed single family residences will be compatible to existing dwellings
with respect to architectural materials such as roof material, window treatment,
and garage door style, colors, roof lines, and lot area.
Response to #1.and #2:
The proposed units are the same architectural design, colors, and materials.
The units utilize similar architectural features such as varying roof heights,
rounded corners, and window trim.
3. At least one specimen tree (min. 24-inch box size, and minimum 10 feet tall,
measured from top of box) shall be provided in the front yard or street side
yard.
C:pc rpt sdp 98-628
Response:
The proposed landscaping plans provide a minimum of one 24" box size tree in
the front yard area. All units will have at least one additional tree and other
shrubs and groundcover.
4. A two story house shall not be constructed adjacent to or abutting a lot line of
an existing single story home constructed in a prior phase of the same
subdivision unless proof can be provided that a two story unit was proposed for
the lot by the prior builder.
Response:
No two story residences are proposed, nor are there any existing in the tract.
5. If fencing has been provided in the subdivision, the new developer shall provide
the same or better type of fencing for the new dwellings, as determined by the
Planning Commission.
Response:
Masonry walls are proposed between units and will be required to be compatible
with existing walls.
6. The single family dwelling units proposed within a partially developed
subdivision shall not deviate by more than 10 percent from the square footage
of the original developer which have either been approved or constructed.
Response:
The proposed range of 2,470 to 2818 square feet is between the 2,195 to
4,540 square feet approved or constructed in the project.
CONCLUSION:
The findings for approval of this Site Development Permit can be made as noted
above.
RECOMMENDATION:
Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-
628, subject to the attached conditions.
C:pc rpt sdp 98-628
Attachments:
Location map
Plan exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted by:
Christine di lorio, Pla ning Manager
C:pc rpt sdp 98-628
PLANNING COMMISSION RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 98-628, SUBJECT TO
CONDITIONS, GRANTING COMPATIBILITY APPROVAL OF
THREE NEW PROTOTYPE UNIT PLANS FOR
CONSTRUCTION IN THE CITRUS (TRACT 28797)
CASE NO.: SITE DEVELOPMENT PERMIT 98-628
APPLICANT: RJT HOMES, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81' day of September, 1998, hold a duly noticed Public Hearing to consider
the request of RJT HOMES, LLC for approval of three new prototype units in the
Citrus, located on Toronja and Azahar, west of Mango, more particularly described as:
Tract 28797
WHEREAS, said Site Development Permit is part of the Ranch Specific
Plan 85-006 and has been determined to be exempt from California Environmental
Quality Act requirements under the provisions of California Code Section 65457 (a);
and,
WHEREAS, the Architecture and Landscape Review Committee, at its
meeting of August 24, 1998, did review the architecture and landscaping for the
proposed prototype units and recommended approval, subject to conditions.
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 proposed units are the same architectural design, colors, and materials.
The units utilize similar architectural features such as varying roof heights,
rounded corners, and window trim.
2. The proposed landscaping plans provide a minimum of one 24" box size tree in
the front yard area. All units will have at least one additional tree and other
shrubs and groundcover.
3. No two story residences are proposed, nor are there any existing in the tract.
p:\pc res sdp 98-628
Planning Commission Resolution 98-
September 8, 1998
4. Masonry walls are proposed between units and will be required to be compatible
with existing walls.
5. The proposed range of 2,470 to 2818 square feet for the residences is between
the 2,195 to 4,540 square feet approved or constructed in the project.
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 98-628 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 81h day of September, 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
p:\pc res sdp 98-628
PLANNING COMMISSION RESOLUTION 98- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 98-628
RJT HOMES, LLC
SEPTEMBER 8, 1998
GENERAL CONDITIONS OF APPROVAL
1. This approval is for three prototype units (2,470; 2,599; and 2,118 square
feet) for which plans are on file in the Community Development Department.
2. The final landscaping/irrigation plans for the units shall be submitted to the
Community Development Department for review and approval. The plans
require Community Development Department, Coachella Valley Water District,
and Riverside County Agricultural Commission approval before they will be
considered final.
3. Lawn areas shall either be hybrid Bermuda (summer) or hybrid Bermuda/Rye
(winter) depending upon the season in which it is installed. All trees shall be
double -staked to prevent wind damage. All trees and shrubs shall be watered
with bubblers or emitters with all landscaping improvements installed prior to
final occupancy of the house involved.
4. Landscaping for individual units shall be modified to take into account whether
it is facing north or south.
5. At least one 24" box size tree on each lot shall be at least 10 feet tall, with all
box size trees having a minimum caliper of 2'/2 ".
6. The material of the perimeter walls around lots shall be compatible with the
existing wall materials including a steel picket gate used for pedestrians.
7. Final working drawings shall be submitted to the Community Development
Department for approval prior to submission to the Building and Safety
Department.
pAstan\pc coa sdp 98-628 1
a
r�
PH #C
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 8, 1998
CASE NO.: SITE DEVELOPMENT PERMIT 98-629
APPLICANT: KSL DESERT RESORTS, INC. (LA QUINTA RESORT AND
CLUB)
ARCHITECT: PEARSON AND ASSOCIATES
REQUEST: APPROVAL OF PLANS TO CONSTRUCT A 2,882 SQUARE
FOOT FITNESS CENTER ADDITION ON TO THE TENNIS
PRO SHOP AND CONSTRUCT AN ADJACENT 1,288
SQUARE FOOT MOVEMENT CENTER.
LOCATION: WEST OF THE LA QUINTA RESORT AND CLUB TENNIS
CLUBHOUSE ON THE WEST SIDE OF AVENIDA OBREGON,
SOUTH OF AVENIDA FERNANDO
BACKGROUND:
The applicants are proposing new fitness and movement (aerobics) facilities to replace
the current substandard exercise room in the main resort area. The location near the
under construction spa facility is intended to provide a convenient location for users
of both facilities.
PROJECT PROPOSAL:
The fitness center addition is proposed to be added on to the north side of the tennis
pro shop, which is to the southwest of the sunken exhibition tennis court along
Avenida Obregon. The movement or aerobics center will be a freestanding building
immediately west of the tennis clubhouse, north of the fitness center addition. No
tennis courts will be removed to facilitate the construction.
The proposed fitness center addition will be wider than the existing pro shop, though
flush on the east side. The west side will extend 26 feet beyond the existing building.
The roof pitch matches on the east portion of the addition. Due to its extra width, the
new roof will be higher (17 feet) than the existing roof (14'-9"). The architectural
appearance of the addition will match the pro shop design, materials, and colors with
a clay tile roof, stucco walls, and french multi -pane windows and doors.
The movement building will be 18'-9" in height. It will be located between the tennis
clubhouse and tennis courts. The architecture will match that of the adjacent
C:pc rpt sdp 98-629
buildings, utilizing a clay partially mudded the roof, stucco walls, and french multi -pane
windows and doors. The north and east elevations will have metal trellis' against the
walls for vines.
Landscaping changes will be minimal. Five palm trees will be relocated or removed in
the area of the buildings. Lawn, concrete walks, and a small patio area will also be
removed. The area in front of the pro shop and new fitness addition will be provided
with new decorative paving, large trees, and a small fountain. As noted above, vines
will be provided on the north and east elevations of the movement building.
The 4,170 square foot of proposed floor space for the two buildings requires 28 off
street parking spaces at a ratio of one space per 250 square feet. The applicant
proposes to provide 28 additional spaces in the new employee parking lot to be
constructed at the southeast corner of 501h Avenue and Eisenhower Drive under Site
Development Permit 97-608. Additionally, a minimum of 28 employees who are
allowed to park in the vicinity of the new facilities will be required to relocate to the
new employees lot, providing those spaces for the patrons.
The proposal indicates small hanging wood signs for the new construction. The
background will be white with brown lettering. This matches the existing signs used
on the surrounding buildings.
PUBLIC NOTICE:
This request was advertised in the Desert Sun newspaper on August 18, 1998, and
mailed to all property owners in the La O,uinta Resort/Santa Rosa Cove area and within
500 feet of the perimeter boundaries. To date, one letter from Mr. John Rosenthal,
who owns a Tennis Villa has been received. He objected to the project if any tennis
courts are removed. As noted, no courts are to be removed for this project.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE CONSIDERATION:
The Architecture and Landscaping Review Committee reviewed this request at its
meeting of August 24, 1998, and recommends approval of the plans as submitted,
subject to conditions.
STAFF COMMENTS:
As required by Section 9.210.010 (Site Development Permits) of the Zoning
Ordinance, the Commission is required to review and make the following findings:
Consistency with General Plan - The General Plan designates the site for tourist
commercial use. The proposed uses comply with this land use designation in the they
are related to the resort use on the site.
C:pc rpt sdp 98-629
Consistency with the Zoning Code - The proposed use complies with the Zoning Code
and Specific Plan 121-E, of which it is a part in the areas such as setbacks, building
height, parking, etc.
Compliance with CEQA - The Community Development Director has determined that
this request has been previously assessed under Environmental Assessment 97-343
for Specific Plan 121-E, Amendment #4, which was granted a Mitigated Negative
Declaration on September 16, 1998.
Architectural Design - The architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible with
the surrounding development and with the quality of design prevalent in the City in
that the construction proposed matches the existing early California architecture of the
resort. Colors and materials will be the same as that used on the surrounding
buildings. The massing of the proposed construction is compatible with the existing
building in the area.
Landscape Design - Project landscaping, including but not limited to the location, type,
size, color, texture, and coverage of plant materials, has been designed so as to
provide relief, complement buildings, visually emphasize prominent design elements
and vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide an overall
unifying influence to enhance the visual continuity of the project. Additionally, due to
the location of the proposed construction in an developed area, new landscaping is
minimal.
CONCLUSION:
The project is designed to be compatible with the surrounding uses and buildings. The
findings needed to approve this Site Development Permit can be made as noted above.
RECOMMENDATION:
Adopt Planning Commission Resolution 98- , approving Site Development Permit
98-629, subject to the attached conditions:
Attachment:
1. Plan exhibits
Prepared by:
C47AA , 9-.). ZS)QA'J-a.
Stan B. Sawa, Principal Planner
Submitted by:
J' ---
Christine di lorio, Planning Manager
C:pc rpt sdp 98-629
I/
PLANNING COMMISSION RESOLUTION 98-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 98-629, SUBJECT TO
CONDITIONS, ALLOWING CONSTRUCTION OF A 2,882
SQUARE FOOT FITNESS CENTER ADDITION ON TO
TENNIS PRO SHOP AND CONSTRUCT AN ADJACENT
1,288 SQUARE FOOT MOVEMENT CENTER AT THE LA
QUINTA RESORT AND CLUB
CASE NO.: SITE DEVELOPMENT PERMIT 98-629
APPLICANT: KSL DESERT RESORTS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81h day of September, 1998, hold a duly noticed Public Hearing to consider
the request of KSL Desert Resorts for approval of plans to construct a 2,882 square
foot fitness center addition on to the tennis pro shop and construct an adjacent 1,288
square foot movement center, west of the La Quinta Resort and Club tennis
clubhouse on the west side of Avenida Obregon, south of Avenida Fernando, more
particularly described as:
A portion of Lot 4, Tract 28545-1
WHEREAS, this Site Development Permit is within Specific Plan 121-E,
Amendment #4, and exempt from California Environmental Quality Act requirements
under Public Resources Section 65457(a). Environmental Assessment 97-343 was
certified by the City Council on September 16, 1997 for Specific Plan 121-E,
Amendment #4. 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 24th day of August, 1998, review and recommend approval of the architecture and
landscaping of Site Development Permit 98-629; 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. Consistency with General Plan - The General Plan designates the site for tourist
commercial use. The proposed uses comply with this land use designation in
the they are related to the resort use on the site.
C:\pc res sdp 98-629
Resolution 98-055
2. Consistency with the Zoning Code - The proposed use complies with the Zoning
Code and Specific Plan 121-E, of which it is a part in the areas such as
setbacks, building height, parking, etc.
3. Compliance with CEQA - The Community Development Director has determined
that this request has been previously assessed under Environmental Assessment
97-343 for Specific Plan 121-E, Amendment #4, which was granted a Mitigated
Negative Declaration on September 16, 1998, and no changed circumstances
or conditions exist which would trigger the preparation of a subsequent
environmental assessment pursuant to Public Resources Code Section 21166.
4. Architectural Desian - The architectural style, scale, building mass, materials,
colors, architectural details, roof style, and other architectural elements are
compatible with the surrounding development and with the quality of design
prevalent in the City in that the construction proposed is compatible with the
existing early California architecture of the historic resort. Colors and materials
will be the same as that used on the surrounding buildings. The massing of the
proposed construction is compatible with the existing building in the area.
5. Landscape Design - Project landscaping, including but not limited to the
location, type, size, color, texture, and coverage of plant materials, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, and provide an overall unifying influence to enhance the visual
continuity of the project. Additionally, due to the location of the proposed
construction in an developed area, new landscaping is minimal.
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 98-629 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 81h day of September, 1998, by the
following vote, to wit:
C:\pc res sdp 98-629
Resolution 98-055
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 98-629
PLANNING COMMISSION RESOLUTION 98-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 98-629
KSL DESERT RESORTS
AUGUST 8, 1998
CONDITIONS OF APPROVAL
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 98-629 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)
- 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.
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. The intent is that they match the existing buildings.
p:/pc coa sdp 98-629
Planning Commission Resolution 98-
Site Development Permit 98-629
September 8, 1998
Conditions of Approval
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 121-E, Amendment #4 shall be met.
8. Any new trash locations and designs shall be approved by Waste Management
of the Desert prior to issuance of a building permit, with approval submitted to
the Community Development Department.
9. Signs shall comply with sign program submitted for Site Development Permit
98-629.
10. New window frame materials shall match those used in existing surrounding
windows.
FIRE DEPARTMENT
11. Provide or show there exists a water system capable of delivering 1750 gpm
for a two hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on job site.
12. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2%Z"
x 2 %z I located not less than 165 feet from any portion of the buildings as
measured along approved vehicular travel ways.
13. The applicant/developer shall be responsible for submitting written certification
from the water company noting the location of the existing fire hydrant and that
the existing water system is capable of delivering 1750 gpm for a two hour
duration at 20 psi residual operating pressure. If a water system currently does
not exist, the applicant/developer shall be responsible to provide written
certification that financial arrangements have been made to provide them.
14. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets, and driveways to indicate location of hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
15. All buildings shall be accessible by an all weather roadway extending to within
150 feet of all portions of the exterior wall of the first story.
16. Prior to issuance of a building permit, applicant/developer shall furnish one blue
p:/pc coa sdp 98-629
Planning Commission Resolution 98-
Site Development Permit 98-629
September 8, 1998
Conditions of Approval
line copy of the water system plans to the Fire Department for review. Plans
shall conform to the fire hydrant types, location and spacing, and the system
shall meet fire flow requirements. Plans shall be signed by a registered Civil
Engineer and the local water company with the following certification: "1 certify
that the design of the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department".
17. The required water system including including fire hydrants shall be installed and
operational prior to the start of construction.
18. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
19. Install Knox Key (Lock Boxes, Model 4400, 3200, 1300, mounted per standard
of the Knox Company. Plans must be submitted to the Fire Department for
approval of mounting location/position and operating standards. Special forms
are available from this office for the ordering of the Key Switch. This form must
be authorized and signed by this office for the correctly coded system to be
purchased.
20. If the building/facility is protected with a fire alarm system or burglar system,
the lock boxes will require "tamper" monitoring.
21. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within 12 months.
22. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
GRADING
23. 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.
24. 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
p:/pc coa sdp 98-629
Planning Commission Resolution 98-
Site Development Permit 98-629
September 8, 1998
Conditions of Approval
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.
QUALITY ASSURANCE
25. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
FEES AND DEPOSITS
26. 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.
27. 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.
LANDSCAPING
28. Landscape and irrigation plans shall be prepared by a licensed landscape
architect. Landscape and irrigation plans shall be approved by the Community
Development Department. 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.
29. 24" box size trees shall have a minimum caliper of 2'h ".
30. Plant materials used shall match or be similar to those used in the surrounding
area.
PARKING
31. A minimum of 28 off-street parking spaces shall be added to the approved
parking lot to be installed per Site Development Permit 97-608. A minimum of
28 additional resort employees shall be required to use these spaces and not
part in the vicinity of the construction allowed by this permit.
p:/pc coa sdp 98-629
BI #A
PLANNING COMMISSION
STAFF REPORT
DATE: AUGUST 8,1998
CASE NOS.: INTERPRETATION OF USE
APPLICANT: MARK J. HASTINGS, OWNER/DIRECTOR-FIRST SCHOOL
OF THE DESERT
LOCATION: LOW DENSITY RESIDENTIALLY ZONED DISTRICTS
REQUEST: REQUEST TO PROCESS CHILDCARE FACILITIES UNDER
A CONDITIONAL USE PERMIT IN LOW DENSITY
RESIDENTIAL ZONES
BACKGROUND:
According to Section 9.10.060, Code Interpretations, of the Zoning Code, the Community
Development Director shall make interpretations of the provisions of the Zoning Code. These
interpretations are on a case by case basis and can be referred to the Planning Commission at the
discretion of the Director if it is his determination that the public intent would be better served.
The interpretation before the Commission is a request to classify child care facilities, centers and
preschools as a conditional use which will be permitted in the Low Density Residential District (RL),
Low Density Residential District, Medium Density Residential Districts (RM), Medium High
Density Residential Districts (RMH), and High Density Residential Districts (HDR).
Currently, child day care facilities up to 14 children, are permitted within residential zones. Larger
child day care facilities, centers, and preschools are permitted without size limitations in all
commercial zones with a conditional use permit except in the Tourist Commercial Zone. Churches,
temples and other places of worship which have school or other special activities occurring during
the week and on Sundays, are permitted as a conditional use permit. Other uses such as public parks,
playfields and open space, clubhouses, community pools, cabanas, swimming pools are permitted
uses in the residentially zoned districts.
Limiting the number of children and their location, such as adjacent to arterial streets, could reduce
the impact to residential districts by putting the facility on the periphery rather than the residential
developments.
A conditional use permit provides for individual approval or denial of a special land use request.
These land uses have the potential of creating adverse impacts on surrounding properties, residents
and businesses. Therefore, the Planning Commission can approve the use with conditions to
mitigate or eliminate these impacts. In addition, prior to Commission approval of any conditional
use permit, the following findings must be made:
1. The land use is consistent with the General Plan.
2. The land use is consistent with the provisions of the Zoning Code.
3. The use complies with the California Environmental Quality Act.
4. Approval of the use will not create conditions materially detrimental to the public health,
safety, and general welfare, or injurious to, or incompatible with other properties and land
uses in the vicinity.
The conditional use permit process requires notification to the adjacent property owners within 500
feet of the proposed use and a public hearing before the Planning Commission.
This request is before the Commission to discuss the merits of any proposed child day care
facilities/preschools in the residential districts.
RECOMMENDATION:
By Minute Motion adopt the following interpretation: "Child day care facilities, centers and
preschools up to 150 children are permitted with a conditional use permit in the following zones:
Low Density Residential District (RL)
Medium Density Residential Districts (RM)
Medium High Density Residential Districts (RMH)
High Density Residential Districts (HDR)
when adjacent to a Primary or Secondary Arterial streets."
Submitted by:
JERKY HE `' N
Community Development Director
If
of
P.O. Box 1504
79-495 Calle Tampico
La Quinta, California 92253-1504
Community Development Department
Jerry Herman
Director
Reference: First School of the Desert's request to process childcare
facilities under a Conditional Use Permit process for low -density
residential zoning.
Dear Mr. Herman,
Thank you for taking time out of your busy schedule to answer our
questions about zoning with regards to building a professional childcare
facility in La Quinta. Your kind demeanor and willingness to help
impressed us immensely. If first impressions mean anything then our
good feelings about our future in La Quinta are justified.
As you know childcare facilities are not a listed use in low density
residential. La Quinta has confined Childcare centers to commercial
zoning only. This is unfortunate for two reasons. First and most
importantly parents of preschoolers prefer childcare to be close to
residential areas. Commercial zones raise security and safety issues that
are not usually attributed to residential areas. Secondly, high commercial
property land, and lease values are cost prohibitive for childcare centers.
By restricting childcare centers to commercial zoning the city of La
Quinta is in effect discouraging professional childcare operators from
locating within its city boundaries. With the exception of the YMCA, La
Quinta families are forced to go outside their city limits to find
professional childcare.
First School of the Desert
Palm Springs & Cathedral City
Mfi) 327-5005 (760) 321-0090
We have desired to build a school in La Quinta for several years. We
have studied your market for a long time and are knowledgeable with the
demand for quality early childhood education and childcare.
Unfortunately the current zoning restrictions prevent us from building in
La Quinta because the price of commercial property is cost prohibitive
for our type of business. A viable solution to this situation is to allow
professional childcare centers to locate in low density residential by way
of the Conditional Use Permit process.
By allowing childcare centers to locate in low density residential via the
CUP process the city will retain control over the development while
providing a forum for neighboring property owners to voice concerns.
For this reason we are requesting you to recommend to the appropriate
governing body that childcare centers be permitted in low density
residential areas through the Conditional Use Permit process. We
understand the first opportunity for you to make this recommendation
will be on September 8, 1998. We hope that you will be so kind as to
propose this concept at this time.
My wife Dorothy and I are professional early childhood educators and
childcare providers. We own and operate two state -licensed facilities
here in the Coachella Valley. We are very excited about the possibility of
building a quality facility in La Quinta. We have enclosed some First
School of the Desert background information for your benefit. Please
look the material over at your convenience. If you require any additional
information please give me a call at 321-0090, 327-5005 or e-mail me at
meyou6426Nx. netcom.com.
Thank you for your kind consideration.
Cordia
M rk J.
01�ner/[
First School of the Desert
First School of the Desert
Pabn Springs & Cathedral City
/Mfil 327_065 1760) 321-0090
't f
Q .:ova
First School of the Desert Company History
June 7, 1987 had all the characteristics of a day of infamy for the future
owners of First School of the Desert, Dorothy and Mark Hastings It was on
this date Dorothy Hastings was laid off from her position as the City of
Palm Springs Tiny Tot's Director. This ostensibly negative setback would
have remained merely an insignificant personal dilemma, important to only
the Hastings, had it not been for the entrepreneurial spirit of this young
couple. With the bitter taste of job insecurity lingering and the loss of half
the family income the Hastings decided to invest their energies in the one
thing they knew best ..themselves. Coupling Dorothy's Early Childhood
Education background and Mark Is General Contracting and Business skills
the Hastings embarked upon the creation of First School of the Desert, a
state of the art preschool and child care center.
Authentic Early Childhood Education requires a classroom peer group
approach to instruction. The Hastings could not find any existing
commercial space or residential structure offering the schematic layout
optimum for preschool education. Since quality is an intrinsic characteristic
of the First School concept new construction was the only approach
acceptable to the Hastings Without so much as a hint of financial
commitment from a conventional lender the Hastings dove headfirst into
process of site acquisition and architectural drawings. With a building
layout and a business plan in hand the Hastings began the diiicult journey
of securing capital for their First School dream.
It was not long before the Hastings learned that buildings designed for a
single use and childcare were not popular among lenders Although
comprehensive demographic studies reveled a strong demand for childcare
the haunting stigma of the infamous McMartin Preschool trial impaired the
lenders vision of the Hastings proposed project. The venture was repeatedly
rejected by conventional lenders due to the misimpression of an
unacceptably high risk factor associated with childcare. It became clear to
the Hastings that they must eliminate the lender's distortion of the risk
factor and alleviate the concerns about the single use purpose of the
building. I
Far from being defeated the Hastings began the search for a solution to this,
1 predicament. Turning to the Small Business Administration the Hastings
learned about SBA programs designed to promote small business A device
called the SBA 7-A Program provides qualifying applicants a loan
guarantee of up to 80 percent of the total loan value. Lending institutions
participating in this program would only be exposed to a minimum loan
risk. By eliminating the risk associated with small business failure the SBA
offered the Hastings a mechanism to overcome the obstacle obstructing the
way to loan approval After designing a backup floor plan for an alternative
building use the Hastings applied for and were approved for the SBA loan
guarantee. SBA endorsements do not come easy. The 90-day loan guarantee
process generated a mountain of paperwork. Although the Hastings secured
the guarantee they learned SBA loans are not for the meek
With a loan finally secured the Hastings broke ground on their Palm
Springs First School on October 15, 1987. With Mark Hastings laboring as
r General Contractor construction of the building finished two weeks ahead
of schedule with classes beginning on February 22, 1988. On opening day
First School of the Desert's enrollment was over 75 percent filled Because
the Hastings had actively pre -enrolled students during the course of
construction First School generated a positive cash flow from the first day
of operation.
In September of 1988, First School experienced total enrollment and
maintained a lengthy waiting list. Many of First Schools clients resided in
Cathedral City and it became apparent to the Hastings that this city was the
next logical site for a First School expansion. Mark went back to school,
acquired additional secondary units in education and made a career change
in order to pursue childcare exclusively as a profession. Two years after the
successful opening of the Palm Springs First School the Hastings finished
construction of their Cathedral City First School,
The First School formula of quality academic preschool instruction
provided within the secure and stimulating confines of the school building
has produced nearly eight years of business success for the Hastings. The
First School approach to preschool education and childcare has always
relied on an educated and experienced staff utilizing exceptional
communication skills,
A Consumer Focused Company
"Consumer Focused" could be a catchall description of the First School
program. First School is a total service oriented business producing no
tangible goods. The caliber of First School can only be measured by the
goodwill of its reputation. Consumer Focus is more than a nice idea ...it is a
critical component of the First School business formula.
r
C
`r 49mftmm 0 /
First School has established a number of consumer focus programsl
1 designed to provide its clients with superior service. First School clients
benefit from a heavy emphasis on staff communication. School families
have unconditioned access to school staff from the moment they set foot on
the campus to the time they depart. All First School teachers have received
detailed instruction on the significance of advising parents on the
accomplishments and or needs of their children. Through effective staff
communication First School can actually transcend the boundaries of its
,r facility by way parent facilitation of its programs in the home. The First
School childcare philosophy focuses on the health and safety of the family
....
unit rather than merely the child First School offers childcare and
preschool education for children...it offers leadership and support for the
family.
First School conceived and developed the concept of minor injury and
unacceptable behavior daily journals By documenting each minor scrape,
bump or cut in a bound and written format parents are informed at the end
of the day as to what type of minor injury occurred, when it occurred, where
it occurred, and how it was treated by the First School staff. Unacceptable
behavior is handled in the same manner. Each journal entry is intended to
instill client confidence through communication. Through this simple
discipline First School is able to include working parents into the school
lives of their children... once again transcending the physical limits of school
and work
First School's customer focus does not stop at its front doors. For the past
eleven years First School has sponsored pediatric CPR classes for its
clientele. First School parents receive professional CPR training along with
the First School staff. Parenting classes conducted by family psychologists
and therapists have been held at both First School facilities.
Classes offering professional instruction in First Aid, Earthquake
Preparedness, and Child Abuse Awareness are routinely offered at one or
both First School facilities In addition to addressing the seriousness of
parenting and safety skills First School offers many social avenues to its
families Family picnics, holiday get-togethers, open house gatherings,
graduation ceremonies, Mother and Father Day Teas are just a few of the
ways First School families can broaden their social circle of friends
First School owners Mark and Dorothy Hastings have been have been
selected by their state licensing department LDenartment of Social Services,
Community Care Licensing) to represent the Coachella Valley private child
care owner perspective on a quarterly scheduled problem solving forum.
This is more than a complementary honor. The Hastings appointment is a
merit selection based on First School's impeccable record and strict
adherence to California State law. 1
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First School has built its childcare service on a foundation o)
communication and dedication to families The continuation of this quality
customer focused service and the resulting positive effect in the community
is the never-ending goal of First School.
Fulfilling Community Responsibility
Virtually 100 percent of First School's clientele is double income or single
parent families All of these parents need childcare in order to earn an
income or acquire an education. With the piece of mind that their child is in
a safe and learning environment, literally hundreds upon hundreds of
parents have been supported in their efforts to prosper.
To better service the community First School teaches kindergarten and has
extended its licensed age limit to include school age children. Working with
neighboring elementary schools First School has developed kindergarten
enrichment, and before and after school care programs By escorting the
with
school age children to and from the elementary schools parents young
school age children enjoy the benefits of full time childcare without the
inconvenience of leaving work early to pick up their child from school
For parents not living in the First School district, First School assists
families with inter. district transfers The district transfers allow these non -
district families entrance into the neighboring elementary school. The
elementary school program coupled with First School's childcare gives
these parents the security of full time childcare.
First School owners Dorothy and Mark Hastings have embraced the
responsibility of providing for the less fortunate. With no motivation other
than to help good and needy families the Hastings provide child care
scholarships to selected families on a ongoing and confidential level Many
good families have and continue to enjoy the benefits of this private First
School scholarship program.
' ' s o First School have served as a meeting place for community
The facilthe f
groups in need of an assembly room. The Story Book Tellers used the
Cathedral City First School facility rent free for over a year. First Aid and
CPR instructors in need of a classroom for a weekend frequently rely on
First School for space. First School endorses community responsibility and
shares in its community pride.
The economic impact of First School is far reaching. In addition to the
community support this quality childcare center provides local residents, it
supports a staff of over 20 employees First School employees are all area
residents investing their wages into the local economy.
The First School program purchases all of its operating goods from local
wholesalers and retailers. Well over a half a million dollars a year is
injected into the local economy by way of First School
No longer can couples rely on one income to support a family. Young
families require childcare in order to achieve financial growth. Financial
growth is a necessary element of an economically sound community. First
School provides an answer to parents and communities in need of quality
childcare. Through support of the family unit First School of the Desert has
become a valuable community amenity.
Entrepreneurs' of the Year
Entrep�neurs' foam �alauds 10firms
By JAN FRASER
Business editor
RANCHO MIRAGE -- Ten privately
owned local businesses received the
academy awards of enp
from the Coachella Valley Entrepre-
neurs' Forum on Thursday at Mission
Hills Country Club.
And, like their Hollywood
they thanked their partners and shered
stories of hardship and wai+ds of wisdom:
■ Richard Remick of American Leak
Detection said his 10 two -letter words of
suoeess are: "If it is to be, it is up to ins."
■ Audrey Peyton, a popular romance
author, and her son Rick Germano, a Club
Med calisthenics instructor, wanted more
out of life when they started Affirmed
Medical, a wholesale supplier of industrial
firstiaid and safety supplies.
■ Ear Webb, a former minister, and
his son Roger Webb were looking for
new careers when they founded V.I.P.
Coastal, It transportation °service.
■.Mary Dungan, owner of Desert
Adventures Inc. (jeep tours), said, "If
you have a dream ... go forward."
■ Steppoen Anderson founded Cold
Call Co*boy Productions Inc. (audio
business' cards) in his kitchen. Two
weeks ago. he opened a new 11,000-
square -foot office facility.
Ip Mary Jardin of the Partnership for
the Performing Arts boasted that "The
Fabulous Palm Springs Follies" annual-
ly brings $4.5 million into Palm Springs.
Also honored . were: Jerry White,
Glenn Olivier, e Eckfeid and Ralph
WM]dde of Crown Meat and Provisions
Inc., Lois and Bob Jackman of Yes I
Can, a home medical equipment retail-
er, William Thompson of Desert Ortho-
pedic Center, and Mark and Dorothy
Hastings of Firg School of the Desert, a
child-care, preschool enterprise.
Foram P Madsen Gordon and
ob Marra ftaked his
employer, Maryanov
Dwwt Sun, Valley Indqmdent Bank, The
;Tones Agency and Beat, Hest & Kreiger —
for supporting the first year of the organi-
zation, which aims to bring entrepreneurs
together with investors.
The forum will return in September.
Entrepreneurs'
of the Year
Valley forum
pldrm�fiop lO
companies
■ RANCHO UIRM,
Program tonight at Mission
Hills wraps up season.
Staff rWrts .
RANCHO MIRAGE — The Coa-
chella Valley Entrepreneurs'Fo-
rum winds up its first year by rec-
ognizing 10 of the top private
companies in the valley.
The program will be 5:30 p.m:
7:30 tonight at the Tennis Center
Clubhouse at Mission Hills Country
Club. Reservations aren't required.
Criteria for selection by forum
board members and 'other 'business
professionals were:
■ Growth and success. .
■ Customer focus.
■ Commtaty involvement and
impact.
Five of these businesses serve the
Coachella Valley exclusively; the
other five range from state to inter-
national markets.
Over the past three years, the 10
companies reported sales growth
ranging from 10 percent to 400 per-
cent and employee growth from 10
percent to 466 percent.
The businesses to be honored,
their specialty and location follow:
� jj�,Medieal`inc.; sle-
sale, industrialArat aaid and safety
supplies, Cathedral City.
E.American Leak Protection,
leak detections franchises, Palfrx
Springs.
■ Cold Call Cowboy Productions
Inc., audio business cards, Palm
Desert.
■Crown Meat and distribu-
tion, Inc., food processing and tion, Palm Springs.
■ Desert Adventures Inc., Coa-
chella Valley . jeep tours, Palm
Springs.
■ Desert Orthopedic Center,
comprehensive orthopedic care,
Rancho Mirage.
■ First School, child care/pre-
school, Palm Springs.
■ Partnership for the Perform-
ing Arts ("The Fabulous Palm
Springs Follies'l, live entertain
went, Palm Springs. z
■ V.I.P. Coastal, transportati&
service, Palm Springs.
■ Yes I Can, home medical
equipment retailer, Cathedral City.
The purpose of the foram is to
bring enitnrreneurs and investors
together. Monthly forums, which
began in October, included a 5-ndn-
ute focus on entrepreneurs looking
for capital, a networking reception
and business information programs
ranging from "Profiting from
NAFTA" to "Finding the Right
Company to Buy."
Forum sponsorsare: The Desert
Sun, Valley ,Independent Bank,
Maryanov Madsen Gordon &
Campbell, The .Tones Agency and
Best, Best & Kreiger.
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PLANNING COMMISSION
STAFF REPORT
DATE: September 8, 1998
CASE NO.: Sign Application 98-430
APPLICANT: W. Simmons Mattress
SIGN COMPANY: Imperial Sign Company (Mark Ross)
REQUEST: Approval of a a deviation to an approved sign program to
permit corporate sign for new business
LOCATION: North side of Highway 111 in the One -Eleven La Quinta
Shopping Center, west of Wal-Mart (78-920 Highway 111)
ENVIRONMENTAL
CONSIDERATION: The La Quinta Community Development Department has
determined this sign application is categorically exempt
pursuant to Section 15311, Class 11, of the guidelines for
implementation of the California Environmental Quality Act.
GENERAL PLAN
DESIGNATION: M/RC (Mixed Regional Commercial)
ZONING: CR (Regional Commercial)
BACKGROUND:
The business recently opened in the space between Wal-Mart and Payless Shoes in the
One -Eleven La Quinta Shopping Center. The applicant has installed a grand opening
banner with a permit on the tower in front of his business.
SIGN REQUEST:
The shopping center has an approved sign program which requires 24" or 30" high
internally illuminated helvetica style channel letters. Length is permitted to be 75% of
the lease width, up to a maximum of 50 square feet. A provision in the sign program
allows a regional or national tenant with 5 or more outlets to request approval to use
their corporate sign. The applicant is requesting approval to use his standard corporate
sign on the tower in front of his business. W. Simmons Mattress has stores
throughout Southern California, including two in the Coachella Valley. The landlord
has approved the requested sign as submitted.
cApc rpt sa 97-430
The proposal is for illuminated letters on a non -illuminated flat background. The letters
read "W. Simmons" and will be 19" high by 104" long. The letters will have a white
face with black returns and trim caps. These letters will be mounted on a flat'/8" thick
aluminum cut-out non -illuminated diamond 42" high by 134" long. The diamond will
be red with a white border and contain "mattress" in small '/2" thick letters near the
bottom, below "W. Simmons". The illuminated letters overlap the diamond
background on both ends. The total square footage of the proposed sign is
approximately 20 square feet. Under the sign program, 46 square feet of sign is
permitted.
The location of the proposed sign is on the tower structure in front of the store. The
lease line between the mattress store and shoe store is at the mid point of the tower.
The applicant is proposing this location because the parapet directly in front of the
store is hidden by Wal-Mart and the tower, both of which stick out beyond the face
of the parapet face. The adjacent "Payless ShoeSource" sign is located on the parapet
to the west of the tower.
STATEMENT OF THE ISSUES:
Issue 1 - Consistency
National or regional tenants are permitted to use corporate or their standard signs with
approval of the Planning Commission. To date, a number of tenants have chosen to
do this in the center. To date, no cabinet or cabinet appearing signs have been
approved for in -line tenants. The diamond background gives the appearance of a
cabinet sign. Therefore, the background should not be used behind the channel letters.
RECOMMENDATION:
Adopt Minute Motion 98-_, approving the requested sign, subject to the following
conditions:
1. Obtain a building permit prior to any work on the sign being started.
2. Final plans shall be reviewed by the Community Development Department prior
to obtaining building permit.
3. The "diamond" background shall de deleted.
Attachments:
1. Sign exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted Ili:
Christine di lorij , Planning Manager
cApc rpt sa 97-430
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