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1999 04 27 PC00, cy ti CAM OF TN�� PLANNING COMMISSION Ili A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California April 27, 1999 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 99-029 Beginning Minute Motion 99-004 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. I1I. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for April 13, 1999 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: A. Item ................... CONTINUED - ENVIRONMENTAL ASSESSMENT 98-375, SPECIFIC PLAN 98-034, AND PARCEL MAP 29052 Applicant........... Lundin Development Company Location............ Northwest corner of Jefferson Street and 50'h Avenue Request ............. Recommend approval of a Mitigated Negative Declaration of environmental impact for development principles and design guidelines of a 111,000 square foot shopping center and subdivision of 12.5 acres into seven parcels and one remainder parcel. Action ............... Review and continue to May 11, 1999 B. Item ................... CONTINUED - SITE DEVELOPMENT PERMIT 99-647 Applicant........... Century -Crowell Communities Location............ To be constructed on Tanglewood, Riviera Way, and Canterbury in PGA West. Request ............. Approval of architectural and landscaping plans for four new prototype residences. Action ............... Resolution 99- C. Item .................. SPECIFIC PLAN 83-001, AMENDMENT #5 AND SITE DEVELOPMENT PERMIT 99-642 Applicant.......... Century -Crowell Communities Location .......... South of 500Avenue, west of Washington Street along Calle Norte, east of Avenida Las Verdes, and southwest and southeast of Avenida Los Verdes - Duna La Quinta Request ........... Approval of an amendment to a specific plan to allow ten foot front yard setbacks where 20 feet is required, and to increase the unit county; approval of development plans for three new prototype residential plans ranging in size from 1,802 to 2,418 square feet. Action .............. Resolution 99- and Resolution 99- D. Item .................. TRACT MAP 29136 Applicant.......... KSL Land Corporation Location........... North side of Airport Drive, between Madison Street and Monroe Street - Norman Course Request............ Approval to subdivide 286.6± acres into lots for future residential, golf, course, private streets, and related miscellaneous uses. Action .............. Resolution 99- VI. BUSINESS ITEMS: A. Item ................... CONTINUED - SITE DEVELOPMENT PERMIT 99-648 Applicant........... Century -Crowell Communities Location............ South of Desert Stream Drive on the west side of Dune Palms Road in Tract 27519 (Aliso Del Rey). Request ............. Approval of three new prototype residences and landscaping plans. Action ............... Resolution 99- PC/AGENDA B. Item .............. SIGN APPLICATION 94-257, AMENDMENT #1 Applicant........ Domino's Pizza Request.......... Approval of a deviation to an approved sign program to permit a new corporate sign for an existing business Action............ Minute Motion 99- C. Item .................. CAPITAL IMPROVEMENT PROJECT 98-11 Applicant.......... City of La Quints Location .......... Calle Rondo, from Avenida Nuestra to Calle Tampico Request ........... Approval of parkway landscaping. Action .............. Minute Motion 99- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of April 20,1999 IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA April 13, 1999 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 Abels to lead the flag salute. B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. PRESENTATION OF RESOLUTIONS: A. Chairman Tyler presented Stewart Woodard with a Resolution of Appreciation for his work on the Planning Commission. V. CONSENT ITEMS: A. Chairman Tyler asked if there were any corrections to the Minutes of March 9, 1999. Chairman Tyler asked that Page 4 needed to have an item added opening the public comment portion of the public hearing; Page 7, Item 19, correct the spelling of the word "track". There being no further corrections, it was moved and seconded by Commissioner Butler/Abels to adopt the Minutes as corrected. Unanimously approved with Commissioner Kirk abstaining. B. Department Report: None. VI. PUBLIC HEARINGS: A. Environmental Assessment 98-375, Specific Plan 98-034 and Parcel Map 29052; a request of Lundin Development for approval of a Mitigated Negative Declaration of environmental impact for development principles and design guidelines of a 111,000 square foot shopping center and subdivision of 12.5 acres into seven parcels and one remainder parcel located on the northwest corner of Jefferson Street and 50'' Avenue. CAMy Documents\WPD0CS\PC4-13-99.WPd Planning Commission Minutes March 9, 1999 1. Chairman Tyler stated a request had been received from the applicant to continue this item. It was moved and seconded by Commissioners Robbins/Abels to continue this item to April 27, 1999. Unanimously approved. B. Continued - Site Development Permit 99-647; a request of Century -Crowell Communities for approval of architectural and landscaping plans for four new prototype residences located in Tract 21846-3 and Tract 24317-1 in PGA West. 1. Chairman Tyler informed everyone that a request for continuance had been received from the applicant. It was moved and seconded by Commissioners Kirk/Abels to continue Site Development Permit 99-647 to April 27, 1999. Unanimously approved. C. Site Development Permit 98-619, Amendment #1; a request of RJT Homes, LLC. for approval of development plans for two new prototype single family houses ranging in size from 1,984 to 2004 square feet under Specific Plan 83-001 located on the north side of Calle Tampico, west of Park Avenue, and east of Calle Rondo in La Quinta Fairways. 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. Staff noted the applicant had submitted two new elevations with a modified ridge line as required by the ALRC and staff recommends approval of the changed elevations. 2. Chairman Tyler asked if there were any questions of staff. Commissioner Abels asked if Condition #7 should be deleted. Staff concurred that the condition should be deleted. There being no further questions, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chad Myer, Project Manager for RJT, stated he was here to answer any questions of the Commission. 3. Chairman Tyler asked if anyone else would like to speak on this item. Mr. Alex Kunzler, 50-340 Spyglass, questioned whether his property was directly in front of the proposed models as he was concerned with the dust and wanted to be assured the lots would be landscaped. Mr. Myer stated the models would be located across from his house and the area would be planted or sprayed to prevent any dust problems. Discussion followed as to the process for construction of the models and the concern for dust control. 4. There being no further public comment, the public participation portion of the hearing was closed and opened to Commission discussion. CAMy Documents\WPDOCS\PC4-13-99.WPd Planning Commission Minutes March 9, 1999 5. Chairman Tyler stated he was not comfortable with the suggested changes in regard to the ridge line. 6. There being no further discussion, it was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 99- 024 approving Site Development Permit 98-619, Amendment #1, subject to the Findings and Conditions of Approval as submitted. ROLL. CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. D. Tract 28838 Amendment #1; a request of Reilly Homes for approval of an amendment to a final map reconfiguring the shape of various single family and common lots adjacent to the intersection of Legends Way with Muirfield Avenue and Troon Way under Specific Plans 83002 and 90-017 plans for two new prototype single family houses ranging in size from 1,984 to 2004 square feet under Specific Plan 83-001. 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. 2. Chairman Tyler asked if there were any questions of staff. Commissioner Robbins asked if this was just a change to the landscaping lots. Senior Engineer Steve Speer stated that there were too many changes to lot lines to process this as a lot line adjustment due to recent City ordinance revision. Therefore, the proposed revisions need to be processed as an amended final map. There being no further question, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chris Berg, MDS Consulting, stated he was here to answer any questions. 3. Chairman Tyler asked if anyone else would like to speak on this item. There being no further public comment, the public participation portion of the hearing was closed and opened to Commission discussion. 4. There being no further discussion, it was moved and seconded by Commissioners Kirk/Abels to adopt Planning Commission Resolution 99- 025 approving Tract 28838, Amendment #1, subject to the Findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. C:\My Documents\WPD0CS\PC4-13-99.wpd Planning Commission Minutes March 9, 1999 E. Specific Plan 94-025, Time Extension; a request of Mr. John Green for approval of a time extension for the development principles and design guidelines of a master planned community of 277 single family houses on 331 acres located south of 58`h Avenue and bisected by the future extension of Jefferson Street. 1. Chairman Tyler opened the public hearing and asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted that Condition #16 needed to be changed to delete "one story houses (22' high and less) shall be built within 200-feet of the Plan's perimeter." 2. Chairman Tyler asked if there were any questions of staff. Commissioner Kirk asked if this project would be required to make any changes in regard to our current Hillside Ordinance. Staff stated that to be in conformance with the Hillside Ordinance a conditional use permit would need to be processed. The cut and fill shown on the grading exhibit was recommended for removal as it would be reviewed under a conditional use permit process. 3. Commissioner Kirk asked why a time deadline for the expiration of the specific plan was originally imposed on the project and now staff was asking it to be removed. Staff stated it was a process that was done on previous projects and staff was no longer requiring deadlines. 4. Commissioner Kirk asked why staff was asking to remove review by the Planning Commission (Condition #7). Staff noted because it was a City document, therefore, necessary changes could be made at any time. 5. Commissioner Kirk asked why specific conditions regarding infrastructure improvements were not included in the specific plan and shouldn't they be in the specific plan document. Staff noted yes, it should be and staff will give the applicant written directions on what will be expected. 6. Commissioner Kirk asked if Condition #81 was added to other projects. Staff noted it was included on other projects. Commissioner Kirk noted the letter from the applicant's attorneys asked what would happen if they are unable to reach an agreement with The Quarry. Staff noted they had no access in or out of the 12 acres unless they reach an agreement. City Attorney Dawn Honeywell stated there is a recorded easement from The Quarry allowing access. 7. Chairman Tyler asked if the tract and site development permit would still contain the time deadline. Staff stated they would remain per the Zoning Code. C:\My Documents\WPD0CS\PC4-13-99.wpd Planning Commission Minutes March 9, 1999 8. Commissioner Butler asked what staffs reaction was to the letter received from the Bureau of Land Management. City Attorney Dawn Honeywell stated the City expects federal agencies to be responding to every project that is proposed near the mountains. However, there is nothing in this letter to be concerned with at this time. 9. Commissioner Robbins questioned Condition #51 as it was not relevant to this project. Also, Condition #68.C. asked for a "water agency plan" and he is unaware of such a plan. Senior Engineer Steve Speer stated it would be reworded to delete any reference to the storm channel and Condition #68.C. would be deleted. 10. Commissioner Robbins stated that Conditions #73 appears to be in conflict with itself as well as #74. Staff noted the last sentences would be deleted as well as Condition #78. 11. Commissioner Robbins questioned whether Condition #84 regarding school fees was State mandated. Staff stated it was state mandated fees. 12. There being no further question, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Bob Mainiero, of Mainiero Smith & Associates representing the applicant, stated they concurred with the recommended conditions as submitted and corrected. 13. Chairman Tyler asked if Mr. Mainiero had any comment regarding the easement. Mr. Mainiero stated they have an easement granted to them through The Quarry, but have been exploring alternative routes as well. 14. Chairman Tyler asked if anyone else would like to speak on this item. There being no further public comment, the public participation portion of the hearing was closed and opened to Commission discussion. 15. Commissioner Kirk asked if the applicant is not successful with negotiating the easement and they find an alternate route, would this come back to the Commission. Staff stated it would come back for review and approval. Commissioner Kirk asked why time limits were placed on specific plans and why were they discontinued. Staff noted it was a discretion of staff. 16. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 99-026 approving Specific Plan 94-025, Time Extension, subject to the Findings and Conditions of Approval as amended: a. Condition #16: Delete the first sentence. CAMy Documents\WPDOCS\PC4-13-99.Wpd Planning Commission Minutes March 9, 1999 b. Condition #51: If any portion of the 100-year, 24-hour storm flow from this development is to be conveyed directly or indirectly to bodies of water subject to the NPDES, 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 the potential for conveyance of stormwater contamination to off -site locations. Drainage to off -site locations and methods of treatment or screening shall meet the approval of the City Engineer and other agencies that have jurisdiction. C. Condition #68.C: deleted. d. Conditions #73 and #74 would have any reference to letters received from CVWD or Imperial Irrigation deleted. e. Condition #78: deleted. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. F. Environmental Assessment 99-377 and Conditional Use Permit 99-043; a request of Airtouch Cellular for approval of a Mitigated Negative Declaration of Environmental impact and wireless antennas with related equipment for cellular telephone service on an existing building within the Village Core Zoning District, at 78-080 Calle Estado. Commissioner Kirk excused himself due to a possible conflict of interest and withdrew from the dias. 2. 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. 3. Chairman Tyler asked if there were any questions of staff. There being no questions of staff, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Joe Richards, representing Airtouch, stated they were in agreement with what was recommended by staff. 4. Commissioner Abels asked if this proposal was the same as what was approved for the Simon building. Staff stated it was. 5. Chairman Tyler asked if anyone else would like to speak on this item. There being no further public comment, the public participation portion of the hearing was closed and opened to Commission discussion. CAMy Documents\WPD0CS\PC4-13-99.wpd Planning Commission Minutes March 9, 1999 6. Commissioner Abels stated he was glad to have this site approved to improve the wireless communications in La Quinta. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99- 027 Certifying a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 99-377. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99- 028 approving Conditional Use Permit 99-043, subject to the Findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. Commissioner Kirk rejoined the Commission. VII. BUSINESS ITEMS: A. Site Development Permit 99-648; a request of Century -Crowell Communities for approval of three new prototype residences and landscaping plans located south of Desert Stream Drive on the west side of Dune Palms Road in Tract 27519 (Aliso Del Rey). 1. Chairman Tyler 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. 2. Chairman Tyler asked if there were any questions of staff. Commissioner Abels asked if the issues with the Golf School had been resolved. Staff noted it was in the process and the tract map had a condition requiring it to be resolved. 3. Commissioner Kirk asked if the Architectural and Landscaping Review Committee's request for additional conditions had been addressed. Staff noted Conditions #4, #10, #11, and #12 all addressed their concerns. 4. Commissioner Butler asked staff to explain the clipped gable as he did not believe it added anything to the ridge line. Staff noted they were not concerned with the clipped gable as much as the applicant breaking up the ridge line. The building must take a jog or change in its elevation on any CAMy Documents\WPDOCS\PC4-13-99.wpd Planning Commission Minutes March 9, 1999 future proposals. As this project was further along in its development stages, the ALRC was recommending the applicant provide alternatives that do not necessarily require a change to the building footprint. This applicant has not submitted any changes per their request, but they are conditioned to have the changes approved by staff. Discussion followed regarding potential alternatives to changing the ridge line. 5. Chairman Tyler stated he had a concern with Plan 5 in regard to the master bedroom and the retreat room. 6. There being no further questions, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Ed Knight, representing Century - Crowell Communities, stated they would work with staff to change the ridge line on the two prototypes. In regard to the Plan 5, they did remove the wing walls that allowed the retreat room to be converted to a bedroom. 7. Chairman Tyler asked when the applicant would be submitting the alternative designs for the ridge lines. Mr. Knight stated they would be ready in about 45 days. The screening for the golf school is costly and to date Mr. Hopkins has agreed to let them put the fence on the school property. 8. Commissioner Butler asked if the air conditioning for Plan 5 would be upgraded to accommodate the bedroom option on the garage. Mr. Knight stated it was included in the Title 24 calculations. 9. Commissioner Butler stated he would like to see the new drawings come back to the Planning Commission. Commissioner Kirk concurred, that due to the nature of the tract and the location, he too would like to see it come back to the Commission. Commissioner Robbins concurred; he did not believe there was that much difference between the front elevations or the rear elevations and both should be addressed. 10. Commissioner Abels stated he would like to see this item continued to give the applicant time to make changes to the elevations. Mr. Knight stated he would prefer the continuance. 11. There being no further discussion, it was moved and seconded by Commissioners Butler/Kirk to continue Site Development Permit 99-648 to April 27, 1999, to give the applicant time to change the building elevations on the facade in regard to roof height as well as design articulation for more diversity. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None. CAM}, Documents\WPDOCS\PC4-13-99.wpd Planning Commission Minutes March 9, 1999 IX. COMMISSIONER ITEMS: A. Chairman Tyler gave a report on the City Council meeting of April 6, 1999. B. Commissioner Abels asked if staff had made the changes to the staff reports and conditions as discussed at the joint meeting. Staff stated they had been discussed and staff would be highlighting those conditions that are an issues in the staff reports. Commissioner Abels asked that a prototype be submitted to them for their input. Staff stated they would have something to the Commission at their next meeting. C. Chairman Tyler asked why they had not been asked to review the sign for the new "Nails" business in the One Eleven La Quinta Shopping Center. Staff noted that as long as they meet the requirements per the sign program they are not required to come before the Commission. D. Commissioner Abels stated the Sedgeway Group Economic Development study should be read by the Commission. He also asked that all mail addressed to the Commission be mailed to them directly. E. Commissioner Robbins asked where in the ordinance were minimum garage sizes addressed. Staff noted they were in the parking standards. Commissioner Robbins asked that the minimum depth be looked at as he believes the 20-foot depth is too small in relation to the new sport utility vehicles. Staff noted the height of the sport utility vehicles would not fit in the garages either. Discussion followed regarding garage sizes. Commissioner Butler stated he would also like to have side or rear loaded garages. Community Development Director Jerry Herman stated that if they are dealing with the vehicle size, the Commission will have to address the uncovered space size as well. If they increase the size of parking spaces, it will increase the amount of concrete in the front yard. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held May 11, 1999, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:24 P.M. on April 13, 1999. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documcnts\WPD0CS\PC4-13-99.Wpd PLANNING COMMISSION STAFF REPORT DATE: APRIL 27, 1999, CONTINUED FROM APRIL 13, 1999 CASE NO.: ENVIRONMENTAL ASSESSMENT 98-375, SPECIFIC PLAN 98-034 AND PARCEL MAP 29052 APPLICANT: LUNDIN DEVELOPMENT COMPANY ENGINEER: WARNER ENGINEERING LOCATION: NORTHWEST CORNER OF JEFFERSON STREET AND 50TH AVENUE REQUEST: RECOMMENDATION FOR APPROVAL OF DEVELOPMENT PRINCIPALS AND GUIDELINES FOR A 111,000 SQUARE FOOT SHOPPING CENTER AND SUBDIVISION OF 12.5 NET ACRES INTO SEVEN COMMERCIAL PARCELS, AND A REMAINDER PARCEL. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 98-375 WAS PREPARED FOR PROPOSED SPECIFIC PLAN 98-034 AND PARCEL MAP 29052 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DIRECTOR HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED (ATTACHMENT 1). ZONING: CC (COMMUNITY COMMERCIAL) GENERAL PLAN DESIGNATION: CC (COMMUNITY COMMERCIAL) SURROUNDING ZONING AND LAND USES: NORTH: CC / VACANT LAND SOUTH: TC (TOURIST COMMERCIAL) / VACANT LAND EAST: COMMERCIAL / VACANT LAND IN THE CITY OF INDIO WEST: CC / VACANT LAND C:pc rpt sp 98-034 4-27 BACKGROUND: This request was continued from the meeting of April 13, 1999, in order to allow time to resolve design issues related to the specific plan. The property is vacant and was last used as a citrus grove. High voltage lines run adjacent to the south and east property lines. The property has no entitlements on it. REQUEST FOR CONTINUANCE: Upon conclusion of this hearing, Staff is requesting the Planning Commission continue all the applications to the meeting of May 11, 1999, in order to permit consideration of the related general plan amendment and zone change from CC to LDR (Low Density Residential), residential tentative tract, and environmental assessment with the specific plan and parcel map. The environmental assessment will be combined to assess all five applications (Specific Plan 98-034, Parcel Map 29052, General Plan Amendment 98-060, Zone Change 98-089, and Tentative Tract 29053), as required by the California Environmental Quality Act. Project Request Proposed is a Specific Plan which provides development principals and guidelines for a shopping center and a Parcel Map to divide the site into seven parcels and a remainder parcel at the northwest corner of Jefferson Street and 501h Avenue (Attachment 2). The Specific Plan provides principals and guidelines for a shopping center of approximately 111,000 square foot, consisting of a combined 71,350 square foot market and drug store, 6,000 square feet of in -line stores, and five building pads totaling 33,600 square feet. 530 parking spaces are proposed, exceeding the City requirement of 444 spaces. 41,677 square feet of on -site landscaping is shown, excluding the 20 foot perimeter landscape setback along Jefferson Street and 50th Avenue. The Specific Plan includes principals, guidelines, and statements for grading, drainage, water, circulation, sign use, landscaping, land uses, deviations from the Zoning Code, design features, property rights, utilities, and project operations (Attachment 3). The Parcel Map divides the 12.5 net acre commercial site into seven parcels from 18,438 square feet to 339,802 square feet for sales, leasing, or financing purposes and a 33 acre remainder parcel (Attachment 4). The seven parcels coincide with the buildings proposed. The commercial parcels and remainder parcel are currently one parcel. The remainder parcel is proposed by the applicant to be redesignated and rezoned to low density residential and subdivided into single family lots. These applications will be presented to the Planning Commission shortly. Public Notice: This request was advertised in the Desert Sun Newspaper on March 19, 1999, and mailed to all property owners within 500 feet around the project C:pc rpt sp 98-034 4-27 boundaries. To date, no correspondence has been received. Any comments received will be handed out at the meeting. Public Agency Review: The request was sent out for comment on February 4, 1999, and any pertinent comments received have been incorporated into the Conditions of Approval. Historic Preservation Commission (HPC) Action An Initial Study for a Negative Declaration has been prepared pursuant to the California Environmental Quality Act requirements. As a part of the Environmental Assessment, a Phase 1 and 2 cultural resource report and paleontological study were reviewed by the HPC on March 18, 1999. The Commission unanimously accepted the reports including the recommendation to monitor the mesquite mound near 501h Avenue for cultural resources, and the entire site for paleontological resources. STATEMENT OF MANDATORY FINDINGS: Three of the four specific plan findings per Zoning Code Section 9.240.010E necessary to recommend approval of the specific plan can be made. Those findings being that the project is consistent with the General Plan, compatible with zoning on adjacent properties, and is suitable and appropriate for the property. The finding that the specific plan will not create conditions materially detrimental to the public health, safety, and general welfare of the specific plan cannot be made with the project as proposed. As noted in the initial environmental study (VU, pg. 17), the plan provides 530 parking spaces, 20% (86 spaces) more than the 444 spaces required by the Zoning Code. This excess of spaces has a negative impact to the public welfare in that the aesthetic value of the site is diminished. While the minimum amount of landscaping is provided, an additional 35,000 square feet of landscaped area can be provided in the parking lot area, improving the aesthetic value and appeal of the project. Condition #4 in the recommended specific plan conditions requires the reduction of 5% (27 spaces) of the total spaces and an equivalent increase in the parking lot landscaping adjacent to Jefferson Street and 50t' Avenue. The proposed sign program indicates approximately six ancillary information signs (i.e., seafood, liquor, deli, etc.) for the Luckys/Sav-on building. This number of ancillary information signs has not been permitted on other recent "big box" users, and detracts from the appearance of the architecture of the project and creates sign clutter. Due to the combined nature of the users, there is justification for a limited amount of ancillary information. Condition #5 in the recommended specific plan conditions requires a reduction of these signs to a maximum of three signs indicating services not typical of a food store (i.e., bank, one -hour photo, etc.). With these conditions C:pc rpt sp 98-034 4-27 imposed, the finding that the specific plan will not create conditions materially detrimental to the public health, safety, and general welfare of the specific plan can be made. The recommended conditions for the specific plan are enclosed for your review (Attachment 3). Parcel map findings necessary to recommend approval can be made. The recommended conditions for the parcel map are enclosed for your review (Attachment 4). RECOMMENDATION: Conduct public hearing and review request. Upon conclusion of hearing continue request to the Planning Commission meeting of May 11, 1999. Attachments: 1. Initial Study and Draft Mitigated Negative Declaration 2. Location Map 3. Recommended conditions for Specific Plan 98-034 4. Recommended conditions for Parcel Map 29052 5. Specific Plan 98-034 text 6. Parcel Map 29052 (large maps for Planning Commission only) Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, tanning Manager C:pc rpt sp 98-034 4-27 ATTACHMENT 1 EA 98-375 Environmental Checklist Form 1. Project Title: La Quinta Vista Specific Plan, Case Nos. SP 98-034 Tentative Parcel Map 29052 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Stan B. Sawa 760-777-7125 4. Project Location: Northwest corner of Jefferson and Street Avenue 50 5. Project Sponsor's Name and Address: Lundin Development Co. 16400 Pacific Coast Highway, Suite 207 Huntington Beach, CA 92649 6. General Plan Designation: Community Commercial (CC) 7. Zoning: Community Commercial (CC) 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan of Land Use and associated parcel map to allow for the development of a supermarket -anchored shopping center with adjacent retail pads on 12.5 t acres at the northwest corner of Avenue 50 and Jefferson Street. The parcel is designated and zoned for Community Commercial (CC) use. Lands adjacent to the project to the north and west are also currently designated CC. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. The project site is currently vacant. Lands surrounding the project site are also generally vacant, with scattered single family residential. The approved Rancho La Quinta Residential Specific Plan occurs to the north of the proposed site. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) City of Indio - for street encroachment permits Environmental Checklist EA 98-375 Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. X I Land Use and Planning Transportation/Circulation Public Services Po ulation and Housin Biolo ical Resources Utilities and Service IX Geolo ical Problems Ener and Mineral Aesthetics Water Hazards Cultural Resources X Air Quality Noise Recreation Mandatory Finds of Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all Environmental Checklist EA 98-375 2 potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature Printed Name Date For Environmental Checklist EA 98-375 Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off - site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. Environmental Checklist EA 98-375 4 ;amnie auestion; Issues (and Supporting Information Sources): PP g Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) X (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation of zoning? (General Plan Land Use Map) X b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? (General Plan EIR, p. 4-1 ff.) X c) Be incompatible with existing land use in the vicinity? (General Plan Land Use Map, General Plan Goal 2-3, page 2- 14) X d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? (General Plan EIR, Exhibit 4.1-4, page 4-15) X e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? (Aerial Photograph) X IL POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? (General Plan Land Use and Zoning Maps) X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? (General Plan Goal 2-3, Objective 2-3.1, and policies 2-3.1.1, 2-3.1.3, page 2-14) X c) Displace existing housing, especially affordable housing? (Aerial Photograph) X III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: Potentially Significant Potentially Significant Unless Less Than Significant No a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page 4-35) X b) Seismic ground shaking? (General Plan EIR, page 4-30 ff., General Plan, Exhibit EH-1) X c) Seismic ground failure, including liquefaction? (General Plan EIR, Exhibit 4.2-3, page 4-35 and page 4-30 ff.) X d) Seiche, tsunami or volcanic hazard? (General Plan EIR, page 4-30 ff.) X e) Landslides or mudflows? (General Plan EIR, page 4-30 ff.) X f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (General Plan EIR, page 4- 41) X g) Subsidence of the land? (General Plan EIR, page 4-43) X h) Expansive soils? (General Plan EIR, page 4-40 to 43) X i) Unique geologic or physical features? (General Plan, page 8- 7) X IV. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? (Specific Plan document, Section 2.30) X b) Exposure of people or property to water related hazards such as flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) X Environmental Checklist EA 98-375 c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document Section 2.30, letter from CVWD dated 2/17/99.) X Issues (and Supporting Information Sources): Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact d) Changes in the amount of surface water in any water body? (Specific Plan document Section 2.30, letter from CVWD dated 2/17/99) X e) Changes in currents, or the course or direction of water movements? (General Plan EIR, page 4-51 ff.) X g) Altered direction or rate of flow of groundwater? (General Plan EIR, page 4-55 ff.) X h) Impacts to groundwater quality? (General Plan EIR, page 4- 57 ff.) X i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? (General Plan EIR, page 4-57 ff.) X V. AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (General Plan EIR, page 4- 171 ff., Air Quality Report for TPM 29052, Synectecology, 11 /5/98) X b) Expose sensitive receptors to pollutants? (Aerial Photograph, Air Quality Report for TPM 29052, Synectecology, 11 /5/98) X Environmental Checklist EA 98-375 c) Alter air movement, moisture, or temperature, or cause any change in climate? (General Plan MEA, page 5-33 ff.) X d) Create objectionable odors? (Specific Plan Project Description) X VI. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (General Plan EIR, page 4-126 ff.) X b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Specific Plan Site Plan and page 17) X Issues (and Supporting Information Sources): Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact c) Inadequate emergency access or access to nearby uses? (Specific Plan Site Plan) X d) Insufficient parking capacity on -site or off -site? (Specific Plan Site Plan) X e) Hazards or barriers for pedestrians or bicyclists? (Specific Plan Site Plan) X f) conflicts with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Specific Plan Consistency with General Plan, page 1) X g) Rail, waterborne or air traffic impacts? (General Plan MEA) X VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) X b) Locally designated species (e.g., heritage trees)? (General Plan EIR, Exhibit 4.4-1, page 4-69) X Environmental Checklist EA 98-375 c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? (General Plan EIR, Exhibit 4.4-1, page 4-69) X d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) X e) Wildlife dispersal or migration corridors? General Plan EIR, page 4-71 ff.) X i Vill. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General Plan MEA, page 5-26 ff.) X Issues (and Supporting Information Sources): Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact b) Use non-renewable resources in a wasteful and inefficient manner? (General Plan MEA, page 5-26 ff.) X c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the X ix. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description) X b) Possible interference with an emergency response plan or emergency evacuation plan? (General Plan MEA, page 6-27 ff.) X c) The creation of any health hazard or potential health hazard? (Specific Plan Project Description) X d) Exposure of people to existing sources of potential health hazards? (Specific Plan Project Description) X Environmental Checklist EA 98-375 e) Increased fire hazard in areas with flammable brush, grass, or trees? X X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (Noise Study for the Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052, Synectecology, 11 /5/98; General Plan MEA, page 6-15 ff., Exhibit 6-4) X b) Exposure of people to severe noise levels? (General Plan MEA, page 6-15 ff., Exhibit 6-4) X XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (General Plan MEA, page 4-3 ff.) X b) Police protection? (General Plan MEA, page 4-3 ff.) X Issues (and Supporting Information Sources): Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact c) Schools? (General Plan MEA, page 4-9) X d) Maintenance of public facilities, including roads? (General Plan MEA, pages 3-3, 4-7) X e) Other governmental services? (General Plan MEA, page 4- 14 ff.) X XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (General Plan MEA, page 4-26) X b) Communications systems? (General Plan MEA, page 4-29) X c) Local or regional water treatment or distribution facilities? (General Plan MEA, page 4-20) X Environmental Checklist EA 98-375 10 d) Sewer or septic tanks? (General Plan MEA, page 4-24) X e) Storm water drainage? (General Plan MEA, page 4-27) X f) Solid waste disposal? (General Plan MEA, page 4-28) X g) Local or regional water supplies? (General Plan MEA, page 4-20) X XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (General Plan Exhibit CIR-5) X b) Have a demonstrable negative aesthetic effect? (General Plan EIR, page 5-12 ff.) X c) Create light or glare? (Specific Plan Project Description) X Issues (and Supporting Information Sources): Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant Impact No Impact XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Paleontologic Assessment Tentative Parcel Map #29052, Paleontologic Resource Assessment Program, 2/99) X Environmental Checklist EA 98-375 b) Disturb archaeological resources? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 1 1 /14/98) X c) Affect historical resources? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 11 /14/98) X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 11 /14/98) X e) Restrict existing religious or sacred uses within the potential impact area? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 11 /14/98) X XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Specific Plan Project Description) X b) Affect existing recreational opportunities? (General Plan, Exhibit PR-1) X Issues land Supporting Information Sources): ESign1fica!nt Potentially Significant Unless Mitigated Less Than Significant Impact No Impact XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? X Environmental Checklist EA 98-375 12 b) Does the project have the potential to achieve short-term, X to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, X but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. EARLIER ANALYSIS. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Environmental Checklist EA 98-375 13 kddendum to Environmental Checklist, EA 98-375 b) The General Plan and Zoning designations for the proposed site are currently Community Commercial, as are lands immediately adjacent to the west and north. The proposed project consists of a neighborhood shopping center with a supermarket anchor and associated retail development, including independent pads adjacent to the streets bordering the project. The project proposes a floor area ratio of 0.20, well below that allowed under the Community Commercial designation. The project will serve the rapidly developing residential neighborhoods, primarily to the west. Although the project is less intense than the type of commercial development envisioned for the site, it is nonetheless compatible with nearby designations which allow for low density residential development, and will serve this development when it occurs. No mitigation is therefore required. Il.b k c) The proposed commercial project occurs in a Zone III groundshaking zone, approximately one quarter mile east of an inferred and inactive fault. The project site can expect to experience significant groundshaking in the event of a major earthquake in the Coachella Valley. In order to mitigate the potential impacts of groundshaking on buildings throughout the City, the Building Department has implemented the Uniform Building Code, as amended, which requires reinforced construction in groundshaking zones. The project does not occur in an area prone to liquefaction, and its distance from an active fault makes ground rupture unlikely. The project will be required to meet or exceed the City's building standards, thereby reducing the potential impact from groundshaking hazards to a level of insignificance. II. f) The project site occurs within the City's blowsand hazard area. Soils at the project site have a high potential for wind erosion. The project proponent will be required to submit, fol a review and approval by the City Engineer, a PM 10 management plan which meets the requirements for such plans, prior to approval of the first grading permit for the site. Mitigation measures to ensure the stabilization of soils may include, but should not be limited to, soil cement or re -vegetation of any portion of the site not immediately under construction after grading; frequent watering, including watering during the evening and weekends during significant wind events; street sweeping or washing during construction; and the chemical stabilization of unpaved construction roadways. The implementation of such a plan will reduce the potential impacts of soil erosion at the project site to a level of insignificance. The project falls within an area of soils at risk for erosion. The proposed Specific Plan, in and of itself, will not cause a hazard. However, construction of the project will have the potential to create unstable soil conditions during earth moving activities. At such time as any phase of the project is proposed for development, the project proponent will be required to submit soils analysis to the City Engineer for review and approval. The Environmental Checklist EA 98-375 14 recommendations contained in this study will reduce the potential impact from erosion of soils to a level of insignificance. V.a) The construction of any project on vacant land reduces the potential land available for the absorption of surface water, and changes surface water runoff. The proposed project has proposed, in conformance with the City Engineer's requirements for the retention of the 100 year storm event on site, the construction of retention basins behind the 20' setback along the entire site frontage on Jefferson Street. The retention basins shall be designed to meet the City's standards for such structures, and shall be incorporated into the landscaping concept for the proposed project. The retention basins will provide for the absorption of water, and reduce this potential impact. The basins will also control the flow of storm water generated on the site, and will reduce the potential impacts to an insignificant level. V. c) Impermeable surfaces within the proposed project can increase the potential for pollutants to occur in surface water at the site. The site will drain to retention basins along Jefferson Street. The retention basins are required, in order to meet City standards, to include filtration devices or other methods to ensure that water being absorbed into the ground does not contain pollutants or other foreign materials. The drainage system shall be required to meet the standards established by the National Pollution Discharge Elimination System (NPDES), as implemented by the City. The implementation of this program will reduce impacts to a level of insignificance. ✓.a) b) An air quality analysis was prepared for buildout of the proposed project'. The air quality analysis was performed for both construction (short term) and operational (long term emissions from the project site. The analysis utilized the threshold criteria established for the Valley by the South Coast Air Quality Management District, as required by the Air Quality Management Plan. The project will exceed threshold criteria during the construction period, anc will exceed thresholds for operational emissions of CO, Nox and ROG. As recommended in the air quality analysis, the project proponent shall be required to implement the followinc mitigation measures: • All construction equipment shall be maintained in good operating condition, and shal be properly serviced and repaired as needed. • Prior to the issuance of the first grading permit, the project proponent shal demonstrate, or cause to be demonstrated to the Community Development Departmen that all construction equipment to be utilized shall be low emission, or how the use o low emission construction equipment is infeasible. "Air Quality Report for Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052 in the City of La Quinta, CA." Synectecology, November 5, 1998. Environmental Checklist EA 98-375 15 • Low VOC paints, primers and coatings shall be required for all buildings on the project site. All paints shall be applied using either a high volume/low pressure spray or by hand. • The proposed project shall provide a bus turnout, shelter and associated improvements on Jefferson Street and on Avenue 50, unless Sunline Transit provides writter confirmation that no such turnout(s) or shelters are needed. • As required by the Municipal Code, the businesses operating within the proposed projecl shall conform to the Transportation Demand Management requirements in place at the time they begin operation. • Deliveries to the project site shall occur during off-peak periods. Even with the implementation of these mitigation measures, the impacts to air quality from the proposed project could be significant. The air quality analysis does not, however, makf appropriate reductions for pass -by trips, which will reduce the number of vehicles which comf and leave the site; improvements in technology which are likely to reduce impacts, particularly from motor vehicles; or the transit route improvements in the future. Finally, the proposed project falls within the anticipated land use studied in the General Plar EIR. The City determined at that time that air quality impacts required a Statement o' Overriding Considerations, with regard to air quality, that the impacts to air quality o development of the Plan would be cumulative only when considered in conjunction witt regional development, and that the City would implement all feasible measures to reduc( emissions within its boundaries. The implementation of the proposed project, therefore, is no expected to have a significant impact on air quality resources. VI.a) The proposed project represents a reduction in the potential square footage possible under thl General Plan designation of Community Commercial which occurs for this site. The tots number of trips likely to occur at the site, including pass -by trips, is expected to be less thal that anticipated in the General Plan EIR. The proposed project, therefore, should not represen a significant impact on traffic and circulation. VI.b) Access to the proposed project has been limited to two driveways each on Jefferson Stree and Avenue 50. One additional access point is provided at the northeastern corner of th, project, to allow for direct access from adjacent future development. Access drives and projec circulation do not generally pose a hazard, with one exception, discussed below. The proposed project includes a drive, approximately 305 feet west of Jefferson on Avenu 50 which allows only 50 feet of stacking, well below the City's standard of 90 feet for parkin lots with more than 450 parking spaces. Furthermore, the drive is flanked on two sides b Environmental Checklist EA 98-375 16 parking stalls, and an internal intersection which is not at 90 degrees. This access point represents a potentially hazardous condition for motorists within the proposed project. The following mitigation shall be implemented to reduce the impact of this hazard to a less than significant level: • The proposed site plan shall provide a deceleration or dedicated right turn lane for these access points or be redesigned to provide at least 90 feet of stacking at the access point located approximately 305 feet west of Jefferson Street on Avenue 50. If one of these standards cannot be met, the access point shall be eliminated. fl.f) The proposed Specific Plan allows for 530 parking stalls, a 20% increase over the standard of 444 spaces required by the Zoning Ordinance. Justification is provided in the Specific Plan for such an increase based on Lucky Supermarkets past experience. No analysis of the potential for shared parking facilities is provided. The provision of such a large percentage of additional parking spaces may have a negative impact on the aesthetic value of the site. Those portions of the site which are taken up by additional parking spaces could be landscaped, and provide additional visual interest to the site. It can be estimated that the additional parking spaces represent approximately 35,000 square feet, or .80 acre which could be dedicated to landscaped areas. Finally, the additional parking spaces do not further the General Plan°s policies regarding alternative modes of transportation. In order to mitigate these impacts, the following mitigation measures shall be implemented: • The project proponent shall provide, as part of the Site Development Permit, reduce the number of parking spaces by 5% and use that land for additional landscaping withir the parking lot area. • The Site Development Permit application shall include the provision of secure bicyclE racks at selected locations within the project, to facilitate alternative transportation tc and from the site. /Il.a) &b) The proposed Specific Plan occurs within the boundaries of the Coachella Valley Fringe-Toec Lizard Conservation Fee Area. The Specific Plan will not, in and of itself, have an impact or this habitat. However, eventual development of the site will impact this resource. With the adoption of a Habitat Conservation Plan for this species, payment of a $600.00 per acre feE was established as mitigation for any taking of this endangered species. The site is not withir the habitat areas for other species of concern in the City. No further mitigation is necessary Environmental Checklist EA 98-375 17 ;.a) A site -specific noise analysis was prepared for the proposed project'. Both Jefferson Street b) and Avenue 50 are currently impacted, and exceed 60 dBA CNEL. All new development is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH- 1). The development of commercial land uses requires an exterior noise level not exceeding 75 dBA CNEL. The noise levels within the project site will not exceed the City standard al buildout. Short noise impacts can be expected during the construction phase of the project, as detailed in the report. In order to reduce potential impacts, the following mitigatior measures shall be implemented: • All construction activity shall be limited to the hours of 7.00 a.m. To 7.00 p.m. Monday through Saturday, except in the case of an emergency which endangers the public health, safety or welfare. • All internal combustion equipment shall be fitted with properly operating mufflers anc air intake silencers. • All stationary equipment shall be located as far as practical from adjacent potentia residential units. • All on -site deliveries shall be limited to 7.00 a.m. To 10.00 p.m. • The proposed perimeter wall shall be 8 feet in height. These mitigation measures will reduce impacts from noise to a less than significant level. Klll.a)The proposed Specific Plan and Parcel Map occur on a Primary Image Corridor (Jeffersor Street) and a Secondary Image Corridor (Avenue 50). This designation requires added setback: and enhanced landscaping treatments to mitigate potential aesthetic impacts. The propose( project will conform to the standards and requirements of the Primary and Secondary Image Corridor by providing the increased setbacks. This is expected to reduce potential impacts t( a less than significant level. Xlll.c)The proposed project will operate during the evening hours. Lands immediately west and nortl of the site are also currently designated Community Commercial and are vacant. Al application by the same applicant has been filed to change these properties to low densit, residential. The proposed project could impact Avenue 50 and Jefferson Street with adder light or glare, which could have a negative impact on passing traffic. The City ha implemented, through its Site Development Permit and building permit processes, standard which require lighting to be contained, and at a low level, to preserve the dark night sky. Thes "Noise Study for the Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052 in the City of La Quinta, CA." Synectecology, November 5, 19998. Environmental Checklist EA 98-375 18 standards will be implemented for this project, thereby reducing the potential impacts to a less than significant level. ;IV.a)A paleontological assessment was completed for the proposed project'. The study found lacustrine sediments, consistent with ancient Lake Cahuilla and the type of sediment in which fossils are often found, on the project site. In order to mitigate the potential impacts to this non-renewable resource, the following mitigation measures shall be implemented: • A qualified paleontologic monitor shall be on -site during any and all excavation of the proposed project. The monitor will be empowered to stop or divert excavations to allow for removal of abundant or large specimens. • All recovered specimens shall be professionally prepared, identified and preserved. • All recovered specimens shall be professionally curated into a museum repository with permanent retrievable storage. • The paleontological monitor shall prepare a report of findings, including an appended inventory of specimens for submittal to the City. ;IV.b) L d) An archaeological resource analysis, as well as site investigation, were prepared for the project site'. Two sites of potential significance were found for the project site. Under Phase II, the two sites were tested, and were determined not to meet the CEQA criteria for significance. Artifacts were collected and removed from the surface. The results of test pits indicate a low potential sensitivity for subsurface artifacts. No further mitigation is required for these flat areas. A large mound located along the property boundary on Avenue 50 is to be graded for construction of the project site. In order to ensure that no sub -surface artifacts occur at this location, the following mitigation measure shall be implemented: • The project proponent shall provide a qualified archaeological monitor during any excavation of the large mound at the southern boundary of the project. The monitor shall be empowered to stop of divert excavation should artifacts be located. The monitor shall file a final report of findings with the City. These mitigation measures shall reduce the potential impacts to a level of insignificance. 4 "Paleontologic Assessment Tentative Parcel Map #29052 (Commercial) and Tentative Tract $#29053 (Residential)." Paleontological Resource Assessment Program, revised February 1999. "Cultural Resources Repo rt,Tentative Parcel Maps No. 29052 & 29053." CRM Tech, December 14, 1998. Environmental Checklist EA 98-375 19 ATTACHMENT 2 HIGHWAY 111 AVENUE 48 RANCHO LA OUINTA COUNTRY CLUB SITE AVENUE 49 AVENUE 50 y LA OUINTA N COUNTRY CLUB CITRUS COURSE NDI O W N Z �Ls.! � 0 2 yv�uV �+ �^� AVENUE 51 3 W == AVENUE 52 CASE MAP � CASE No. SPECIFIC PLAN 98-034 NORTH PARCEL MAP 29052 SCALE: LUNDIN DEVELOPMENT CO. NTS CONDITIONS OF APPROVAL - RECOMMENDED ATTACHMENT 3 SPECIFIC PLAN 98-034 LVNDIN DEVELOPMENT COMPANY APRIL 27, 1999 CONDITIONS OF APPROVAL GENERAL 1. Specific Plan 98-034 shall comply with the requirements and standards of the La Quinta Municipal Code and all other applicable laws, unless modified by the following conditions. 2. The approved Specific Plan text on file in the Community Development Department, shall be revised to incorporate in the appropriate chapter and section the following conditions and all mitigation measures, with final texts (4) submitted to the Community Development Department within 30 days of final approval by the City Council. 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. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 4. The parking space count shall be reduced by 5% (27 spaces) of the total spaces with an equivalent increase in the parking lot landscaping (35,000 square feet) adjacent to Jefferson Street and 50" Avenue. This revision shall be reflected in the final specific plan text exhibits. 5. The sign section of the final specific plan text shall be revised to show a maximum of three (3) ancillary information signs on the Luckys/Sav-on building. Ancillary signs shall be defined as those identifying products not typical of a food store, such as a bank or one -hour photo. 6. A separate sign program document shall be prepared, based upon the specific plan approval, with adequate detail provided to ensure compliance with applicable code requirements and design compatibility with the center. The document shall be submitted to and approved by the Community Development Director prior to issuance of the first building permit for the center. 7. Upon City Council approval, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 8. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 9. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 10. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. FINAL MAP(S) AND PARCEL MAP(S) 11. Prior to approval of a final map or parcel map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 12. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 13. 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. 14. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved off -site and residential street and drainage plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they maybe fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as - constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 15. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of any final map, parcel map, certificate of compliance, grading permit, or building permit. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 16. If improvements and obligations are secured, including improvement design and preparation the applicant shall provide cost estimates for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 17. If improvements are phased with multiple final maps or other administrative approvals (e.g., a Site Development Permit), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of, or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 18. 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 or final building inspections or otherwise withhold approvals related to the development of the project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. GRADING 19. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. A statement shall appear on final maps that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 20. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 21. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 22. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. 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. DRAINAGE 23. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 24. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 25. Prior to issuance of a grading permit, the applicant shall submit a Transportation Demand Management (TDM) Plan in accordance with the City's TDM Ordinance. The applicant shall be responsible for improvements found necessary to mitigate the traffic impacts of this development. 26. The applicant shall revise the Jefferson Street frontage to provide 17 additional feet of width for dedicated turn lanes (left and right) at Avenue 50. 27. The applicant shall revise the commercial entry drive throats to provide a minimum 90-foot uninterrupted length or shall provide a dedicated right turn lane for the length of the commercial portion of the development. 28. The City is contemplating adoption of a major thoroughfare improvement program. Any property within this development which is not subdivided or does p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 not have a current a Site Development Permit 60 days or more after the program is in effect shall be subject to the program as determined by the City. 29. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 30. Street right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 31. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 32. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 33. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 34. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of buildings within the project or when directed by the City, whichever comes first. p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 LANDSCAPING 35. Landscape and irrigation plans for landscaped lots and setbacks, medians, and retention basins, shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the. Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 36. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 37. With submission of the first site development permit or conditional use permit, whichever comes first, a preliminary landscape plan shall be submitted for Planning Commission approval. Plan to include entire perimeter of center, retention basin, parking lot area, and area immediately around buildings proposed under permit. Provide tree caliper sizes per accepted industry standards. Public sidewalks shall be meandered. 38. 50th Avenue, being a Secondary Image Corridor shall reflect a low profile, indigenous canopy tree appearance. Palm trees shall be limited to node areas (i.e., main entries and street intersections). 39. If the project is phased, undeveloped pads shall be turfed or landscaped and irrigated with an approved groundcover, for dust control and to enhance appearance of project. QUALITY ASSURANCE 40. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 41. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 42. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by p:\stan\pc coa sp 98-034.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after tributary -area improvements are complete and soils have been permanently stabilized. 43. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 44. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of an association or other arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. FEES AND DEPOSITS 45. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 46. Prior to issuance of a grading permit or any earth moving activities, applicant shall pay a fringe -toed lizard mitigation fee of $600.00 per acre to the City of La Quinta. 47. Within 24 hours after review by the City Council, the property owner/developer shall submit to the Community Development Department two checks made out to the County of Riverside in the amount of $78.00 and $1,250.00 to permit the filing and posting of the Notice of Determination for EA 98-375 as required by the California Environmental Quality Act. ENVIRONMENTAL 48. Prior to the issuance of a grading permit or building permit or any earth moving activities, whichever comes first, the property owner/developer shall prepare and submit a written report to the Community Development Department demonstrating compliance with those mitigation measures of SP 98-034 and EA 98-375. p:\stan\pc coa sp 98-034.wpd ATTACHMENT 4 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Tentative Parcel Map No. 29052 shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. Right of way dedications required of this development include: a. Jefferson Street - 60-foot half of a 120-foot right of way. In addition, the owner shall make an irrevocable offer to grant an additional 17 feet of right of way, (not to exceed 250 feet in length), for future southbound turn lanes at the Avenue 50 intersection. b. Avenue 50 - 50-foot half of a 100-foot right of way Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant interim easements to c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 those areas within 60 days of written request by the City. 9. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): a. Jefferson Street - 20 feet (37 feet along the southerly 250 feet of frontage on Jefferson Street) b. Avenue 50 - 20 feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 10. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 11. The applicant shall vacate abutter's rights of access to public streets from all frontage along the streets and properties except approved access points. 12. The applicant shall dedicate easements allowing all parcels created by this parcel map full access to access drives and internal circulation facilities. 13. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 15. 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 c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 16. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 18. 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. c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved public street plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 20. Depending on the timing of development of the parcels created by this map and the concurrent status of off -site improvements, the subdivider may be required to construct improvements, to reimburse the City or others for the cost of the improvements, to secure the cost of the improvements for future construction by others, or a combination of these methods. If the subdivider is required to construct improvements for which this document or Specific Plan 98-034 only obligate a share of the cost, the subdivider may seek reimbursement of the remaining cost from the City or from adjacent developments, as appropriate, under the City's reimbursement policy. 21. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are. not part of the proposed improvements. 22. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 23. If improvements are phased with multiple final maps or other administrative approvals (e.g., a Site Development Permit), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 24. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 25. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is located within or immediately adjacent to a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all building pads, including basement and garage areas, are above the level of the project flood. Prior to issuance of building permits for lots which are so located, the applicant shall receive Conditional Letters of Map Revision based on Fill (CLOMR/F) from FEMA. Prior to final acceptance by the City of subdivision improvements, the applicant shall have received final LOMR/Fs for all such lots. 26. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LVNDIN DEVELOPMENT COMPANY APRIL 27, 1999 City Engineer prior to issuance of a grading permit. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 27. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 28. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 29. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 30. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 31. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by a civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 32. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 33. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 34. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2 %2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 35. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 37. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 38. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet. 39. Nuisance water shall be retained on site and disposed of in a manner designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and to infiltrate 5 gpd/1,000 sq. ft. 40. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. UTILITIES 41. The applicant shall obtain the approval of the City Engineer for the location of all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for aesthetic as well as practical purposes. c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 42. Existing and proposed wire and cable utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 43. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 44. The City is contemplating adoption of a major thoroughfare improvement program. Any property within this development which is not subdivided or does not have a current a Site Development Permit 60 days or more after the program is in effect shall be subject to the program as determined by the City. 45. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. Public street improvements shall conform with General Plan standards in effect at the time of construction which, if different than the listed improvements, shall prevail. a. OFF -SITE STREETS i. Jefferson Street (Major Arterial) - Construct 51-foot half of a 102- foot improvement (between outside curb faces, including landscape median) plus a 6-foot meandering sidewalk. ii. Avenue 50 (Primary Arterial) - Construct 38-foot half of a 76-foot improvement (between outside curb faces, including landscape median) plus a 6-foot meandering sidewalk. iii. Jefferson Street/Avenue 50 Intersection - Responsibility for 7.5% of the cost of signal improvements plus a proportionate share, with the remainder of the specific plan area, of any other improvements or modifications which may be warranted by the timing and traffic loadings imposed by development of the specific plan area. 46. General access points and turning movements of traffic are limited to the following: c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 a. Public Street Frontage - driveways as approved by Specific plan 98-034. b. Access from Parcel 7 of this development to Street Lot 1 of the residential subdivision proposed in Specific Plan 98-034. 47. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 48. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 49. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 50. Street right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 51. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 52. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 production. The applicant shall not schedule construction operations until mix designs are approved. 53. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. LANDSCAPING 54. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall the submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 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 18 inches of curbs along public streets. PUBLIC SERVICES 57. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City Engineer. QUALITY ASSURANCE 58. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 59. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record c:\stan\pc coa pm 29052 CONDITIONS OF APPROVAL - RECOMMENDED PARCEL MAP 29052 LUNDIN DEVELOPMENT COMPANY APRIL 27, 1999 drawings. 60. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. 61. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 62. The applicant shall make provisions in the Codes, Covenants and Restrictions for continuous, perpetual maintenance of all interior improvements, perimeter setbacks and access drives. The provisions shall include specific cost responsibilities and enforcement provisions. The applicant shall maintain public improvements until expressly released from said responsibility by the City. FEES AND DEPOSITS 63. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 64. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. c:\star,\pc coa pm 29052 PH #E PLANNING COMMISSION STAFF REPORT DATE: APRIL 27, 1999 CASE NO(S).: SITE DEVELOPMENT PERMIT 99-647 APPLICANT: CENTURY-CROWELL COMMUNITIES PROPERTY OWNERS: CENTURY-CROWELL COMMUNITIES LOCATION: TO BE CONSTRUCTED ON TANGLEWOOD, IN PGA WEST (UNDER SPECIFIC PLAN 83-002) REQUEST: APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR FOUR NEW PROTOTYPE RESIDENTIAL CONDOMINIUM PLANS ENVIRONMENTAL CONSIDERATIONS: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NUMBER 83062922), PREPARED FOR SPECIFIC PLAN 83-002, WHICH WAS CERTIFIED ON MAY 15, 1984. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (LDR) - 2 TO 4 DWELLING UNITS PER ACRE SURROUNDING ZONING DESIGNATION: PROJECT SITE: SPECIFIC PLAN RESIDENTIAL-1 (SPR) - SINGLE FAMILY RESIDENTIAL NORTH: GOLF COURSE AND SPECIFIC PLAN RESIDENTIAL SOUTH: GOLF COURSE AND SPECIFIC PLAN RESIDENTIAL EAST: GOLF COURSE WEST: SPECIFIC PLAN RESIDENTIAL To date, approximately 1,800 dwelling units have been constructed in PGA West by various developers. The size of the constructed and approved units varies from 1,290 to 4,830 square feet, excluding custom-built houses. Houses are primarily one-story with some two-story units. PGA West offers a blend of Spanish/Mediterranean- style architecture with houses having clay or concrete tile roofing, exterior plaster walls and plaster or wood fascias. Other features used include, but are not limited to arches, shutters, stucco window and door surrounds, and earth tone exterior colors. The applicant's original request included the proposed units for construction along Riviera Way and Canterbury. However, the applicant has revised the application to include only units along Tanglewood. The applicant proposes four new residential prototype plans for 53 future units within Tract 21846-3, in PGA West, a private master planned golf -oriented resort community. The site includes 53 future units, and two community pools on Tanglewood. The units may also be built in other areas of PGA West should the applicant purchase additional property. The proposed floor plans vary from 2,027 to 2,809 square feet in size. The proposed units would be situated on lots of not less than 6,500 square feet backing onto golf course fairways. All plans are one-story, with each plan ranging in height with a maximum of 18 feet, excluding the chimney projections. Each plan is laid out with a front entry courtyard. Within each plan, the roof heights vary due to the different roof planes and sizes. The four plans feature two car garages with a golf cart parking bay. Of the 53 units, 7 will be Plan 1, 14 will be Plan 2, 15 will be Plan 3, and 17 will be Plan 4. A Mediterranean architectural style is proposed for the project, utilizing exterior plaster walls and concrete and/or clay tile roofing. The color and materials are provided in the application portfolio. Each plan includes three different facades, with building sides and rears being the same within each plan. The material for the garage doors is not specified. The typical front yard landscaping plan is included in the portfolio. Front yards are to include a minimum of two shade trees, palm trees and numerous shrubs highlighted by lawn. A varied plant palette is proposed. Vines and ground cover are used to complement the landscaping design. Public Notice: The case was advertised in the Desert Sun newspaper on February 26, 1999, as well as mailed to all property owners within PGA West and 500 feet of the site. No comments have been received. Any comments received will be handed out at the meeting. On March 4, 1999, the ALRC considered this request. By Minute Motion 99-006, the ALRC determined that the proposed architectural design and landscaping are compatible with that existing at PGA West, subject to recommended conditions which have been incorporated into the attached Conditions of Approval. Planning Commission Action On March 9, 1999, the Planning Commission considered this request and continued the item to April 13, 1999. On April 13, 1999, the applicant submitted a written request for continuance to the April 27, 1999, Planning Commission meeting in order to have more time to work with the PGA West HOA on the proposed unit designs. The Applicant also modified the request by excluding the proposed units for construction along Riviera Way and Canterbury. To date, no new material has been submitted on the design of the proposed units. Findings necessary to approve this request can be made and are contained in the attached Resolution. 1;11400"TV'J;IIIllI!7—'Vff9UI 1. Adopt Planning Commission Resolution 99-_ approving Site Development Permit 99-647, subject to the attached Findings and Conditions of Approval. Attachments: 1. Location Map 2. Application portfolio 3. ALRC Minutes of April 7, 1999 Prepared by: Leslie Mouriquand Associate Planner Submitted by: Christine di lorio Planning Manager P:\perptSDP99-647CenturyatPGA.wpd PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 98-647, SUBJECT TO CONDITIONS, PROVIDING COMPATIBILITY APPROVAL OF FOUR PROTOTYPE UNITS FOR CONSTRUCTION IN A PORTION OF TRACT 21846-3 ON TANGLEWOOD, IN PGA WEST CASE NO.: SITE DEVELOPMENT PERMIT 99-647 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS. the Planning Commission of the City of La Quinta, California, did on the 9th day of March, and the 13th day and 27' day of April, 1999, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities to approve architectural and landscaping plans for four new prototype residential condominium plans to be constructed along Tanglewood, west of PGA Boulevard, and south of 54th Avenue, more particularly described as: Portions of Tract 21846-3 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did on the 4th day of March, 1999, hold a duly -noticed public meeting to consider the request of Century -Crowell Communities to approve architectural and landscape plans for four new prototype residential condominium plans to be constructed along Tanglewood, west of PGA Blvd., and south of 54th Avenue, and did, by Minute Motion 99-006, recommend approval of the request subject to conditions; and, WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3 (A) of the Guidelines For Implementation; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The proposed units are of a compatible architectural design, colors, and materials to the existing units in the tract. The units utilize similar architectural features such as tile roofs, exterior plaster, recessed windows, popout window and door surrounds, and wood fascias. The plans are compatible with the surrounding neighborhood. 2. The proposed landscaping plans will provide a minimum of one 24 inch box size tree in the front yard area. All units will have at least one additional tree and other shrubs and groundcover. PAperesSDP99-647Century. w pd Planning Commission Resolution 99- Site Development Permit 98-647 April 27, 1999 3. No two story residences are proposed, nor are there any existing in the tract. 4. Masonry walls are proposed between units and will be compatible with existing walls in the tract. 5. The size range of the existing residences is 1,290 to 4,830 square feet. The proposed units vary from 2,027 square feet to 2,809 square feet. This request is in compliance with compatibility review requirements. 6. The final plot plan will ensure compliance with the requirement that identical, or similar, front elevations shall not be placed on adjacent lots or directly across the street from one another. 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 98-647 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 27th day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:lperesSDP99-647Century. wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-647 CENTURY-CROWELL COMMUNITIES APRIL 27, 1999 1. This approval is for four residential prototypes containing 2,027 to 2,809 square feet in habitable floor space. 2. Final front yard landscaping plans shall be submitted for review by the Community Development Department prior to issuance of the first building permit for these units. The plans shall provide for and indicate 24-inch box tree sizes with 1.5 to 2-inch caliper measuring 10 feet tall from the top of box as per Section 9.60.300 of the Zoning Ordinance. 3. Garage doors shall be constructed of metal, wood, or composite materials and be sectional roll -up style if located less than 25-feet from the front property line pursuant to the requirements of Specific Plan 83-002. Lites are optional. 4. Air conditioning mechanical equipment shall not be installed in the five foot side yard setbacks. 5. The applicant/developer shall apply for a Minor Use Permit for the model home complex. 6. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season planted. All trees shall be double staked to prevent wind damage. 7. Fireplace caps shall be of a variety and decorative. P:\pccoaSDP99-647Century.wpd 7 ATTACHMEWT� 1 V/ V a z 0 Fi A ATTACHMENT #g' T17o p R? iC a c»ael CWMW PATIO --r--------- --�_ r------------i-� i i media nlche ; L. GREAT 11 ■■ IN [et ®fireplac. ■!.■ DININGI 1 I I f Room 1 f loon loom MUM. �1 f �lllll�loll!'N" ��P7T71o73.NUMAI ■■■Ilnuolll■0uul■n .0.on nu■u■ unlulllun �!ullullur ' c==■ MAS. BATH GARAGE IOLF CART STORAGE PLAN 1 aft, 2027 SQ. FT. PGA WEST �m7 THE CHA vEPPIONS AT PGA WEST ED 980b8 10/01/98 cm,rI .y CEtOWELL CO S 11/18/96 X Aft. C.4.i_1m:7O3pL1%T][A KN TE & ASSO ATES �cf>rteTUE quo n�rr+c . RIGHT REAR LEFT PGA, WEST THE CHA.1S"lONS AT PGA WEST $8 ba 10/01/98 CIRTIrr .JRY CROW.E7 T _ CO S 11/15/99 T _ A QT.TZ2�TA. CALrIETORY�7Z.A► 2/0a/99 KrTE 8 PI -AN 2 1�� 2203 SQ. PT. PGA. WEST { THE CI-IAI"13l4DNS AT PGA WEST 98 8 /0 101/98 CEIvT']['CTRY CROWELL Cc)mmxn,.41TMS 11/16/98 r..� ei.rn'Q-rAl. 4:7�>3p4C>1E*-Ivx.dh. KN TE 8. ASSO ATES u TFCTue AND R-V"4c W I 0 w Am "*I= RIGHT REAR - V�l I i 711til LEFT PGAWEST. CPlAlVWlC)l%-TS AT POT,& VV-P-S-r ID 10/01/98 11/is/98 X—Ift. QT—TXr%T-VA. CALIPORNZA 2-3-99 PL.AIST 3 �r 2418 5Q. FT. PGA WEST I 'T'IM CHA VIPIONS AT PGA WEST go"tea 01/98 CENTURY CROWELL CO S 1/ 11/18198/98 . T _ ^ c:;)xTxr-r 'A. CALZFORrTIA KN TE 3 AS80 ATES ARCM cna"fumer. -------------------- 00 �o ao oa o� ;-� i�, rrti RIGHT REAR LEFT PLA1oT 3 MAOA PGA WEST THE c jANRPI®NS AT PGA WEST 9eoee CENTURY CROW1v1ePJ-J— CO S 1�019 8 e I� t� QLTxr-�rZ-A. C A 7 _IFORNZA 2-02-99 - - - - IIOPTIONAL r OMM PATIO r r r � r r � r r :media MORNING ;niche ROOM SITTING GREAT �mi ROOM 1 11 GUEST SUITE GARAGE GOLF CART STORAGE RAISE ALL WNm SILLS TO 61-a (TYPOAL TNS SIDE IOU) PLAN 4 i� F 2809 SQ. T. PGAWEST T M CMAb", IONS AT PGA WEST e""/01198 53 CEI�T'TLTRY CROWELL CO S �o iv18198eros I..d� QLTl3�T'TA. C.A.L,IF*ORZVZA KN TE 8 RIGHT REAR LEFT PI,AI%-T 4 iWA&A, PGA WEST I m C IONS AT PGA WEST ID 98068 10/01/98 CEN71IL Y CROWELL CO S 11/18/98 L.e- QXYXr%r `A. CAS-g'ORN2A 2-0��99 ATTACHMENT # Architectural & Landscape Review Committee April 7, 1999 stated that from the street, this lack of detail has been a concern of the 1TIi. -N: ZXCRA IVAJ 1, A L-j-1 1.111µ5- - - a, vrµrvw r.._J ..rr.r .../plans -_ are trying to accommodate staff s recommendations. The re designed with the living space in the front to account for theihe perimeter of the tract and will be priced less. They he revisions, but will continue to work with staff to complete ed for homes backing up to Park Avenue and Calle Tampico. 3. Committee Member Cunningham suggested a false rmer with a roof ventilation system. Mr. Myer stated they would add mething to the rear elevation. Committee Member Cunningham stated City does not want a sea of red roofs, therefore, staff is looking to cha e roof elevations. They do not want to redesign the house, but give dev pers the "feel" of what is wanted. 4. Mr. Matt Evans, General Manager, RJT Z es, stated they wanted to work with the City and they would make t hanges as requested. Committee Member Cunningham stated it was t the City's intent to add a financial burden to the developer, but rather eate variation and provide suggestions. 5. Mr. Myer stated he would w with staff to redesign the ridge line. He further clarified that Lot 20 uld be landscaped with a groundcover for dust control. 6. Committee Member obbitt stated that dust control is an issue. Most of the homeowner assoc' ions do not have ordinances or any type of enforcement to control the d . At PGA West they have provided their own dust control because land ers would not work with them. It is an issue he would like to see addr sed by the City. 7. /Therelmg no further discussion, it was moved and seconded by Committee Cunningham/Bobbitt to adopt Minute Motion 99-008 nding to the Planning Commission approval of Site Development 9-619, Amendment #1, subject to conditions as submitted. nanmously approved. B. Site Development Permit 99-648; a request of Century -Crowell Communities for approval of architectural plans for three prototype residences to be constructed in Tract 27519 approximately 100 feet south of Desert Stream Drive and on the West side of Dune Palms Road in Aliso Del Rey. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPDOCS\ALRC4-7-99.wpd 2 Architectural & Landscape Review Committee April 7, 1999 3. Mr. Ed Knight, Century -Crowell Communities, project director, stated he concurred with staff s recommendations. 4. Committee Member Cunningham asked if the colors presented were the intended colors for the project. Mr. Knight stated they were. Committee Member Cunningham stated it was important to work with the colors to create as much variation as possible to break up the "sameness". He went on to explain the City was looking to have additional detail on the side and rear elevations as noted in the previous project they had just reviewed. He asked if the chimney cap design would be changed. Discussion followed as to variations that had been made on the plans. Mr. Knight stated they would work with staff to make the changes as requested. 5. Committee Member Bobbitt asked what the rear setbacks were. Staff stated they were 20 feet and would not interfere with the changes requested. 6. Committee Member Bobbitt asked about the Eucalyptus trees and whether or not they would be maintained by a HOA. Mr. Knight stated an easement would be created for the HOA them to maintain them. Committee Member Bobbitt asked if the trees spilled over into the retention basin which is maintained by the City. If the block wall is built behind the houses and the trees are on either side, then the City will be responsible for part of the trees. Mr. Knight stated the wall is already existing and the trees are all on the one side. The trees will be cleaned up and maintained by the HOA. 7. Committee Member Bobbitt asked about errant golf balls from the adjoining Golf School and potential complaints by the homeowners, as it is inevitable that someone will hit a ball that breaks a window. Has the La Quinta Golf School been required to add screening? Mr. Knight stated the cost is extensive and they are working with the Golf School to reach a solution. The provision for protection is there, but they have not been resolved to date. Committee Member Bobbitt suggested a secondary fence be installed closer in to the golfers. M- 8. Associate Planner Greg Trousdell asked if the Golf School was agreeable to the fence on the property. Mr. Knight stated the future fence would be donated to the Golf School and hopefully placed on their property to lessen the visual impact to their lots. 9. Committee Member Bobbitt asked if the City had a minimum house square footage. Staff stated it was 1,400 square feet. Committee Member Bobbitt suggested not using the larger Oleander species because of the blight that may C:\My Documents\WPD0CS\ALRC4-7-99.wpd 3 Architectural & Landscape Review Committee April 7, 1999 set in. He also noted the project currently is using pine trees which he believes is not appropriate for the desert. Mr. Knight agreed and they did not intend on using the pine tree in the future. 10. Staff asked if the Committee wanted to specify the species of trees or plants. Committee Member Bobbitt stated the oleanders and pine trees should be deleted from the plant list. 11. There being no further discussion it was moved by Committee Member Cunningham/Bobbitt to adopt Minute Motion 99-009 recommending to the Planning Commission approval Site Development Permit 99-648, subject to the recommended conditions with the following changes: a. Delete the use of the large oleanders and pine trees. b. Decorative chimney caps shall be used. Unanimously approved. C. Capital Improvement Project 98-1 l; a request of the City for approval of landscaping plans for the parkway/stormwater channel. Assistant Engineer Marcus Fuller presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt stated he had no comments, but agreed that it was a good idea to put a buffer between the turf area and the wall. 3. Committee Member Cunningham stated he had no objections or concerns. 4. There being no further discussion it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 99-010 recommending to the Planning Commission approval of Capital Improvement Project 98-11, as submitted. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: V. COMMITTEE MEMBER ITEMS: A. Committee Member Bobbitt asked staff if there were any plans for Jefferson Street and Washington Street widening. Staff discussed the plans that were proposed. C:\My Documents\WPD0CS\ALRC4-7-99.wpd 4 e, k, R, e ; g 9 00 � OOOOOOOO�Ik®00®-k € 8 p. ��g; ��gkgag�g a�ao�aaa i k i�� i i� 3 A� i •��k k i oil 0 ® o h o (4O r., N m M 0@ C1 0 0 m® n(9) e UjN 1Vd GIO.N�JV PH #C PLANNING COMMISSION STAFF REPORT DATE: APRIL 27, 1999 CASE NO.: SPECIFIC PLAN 83-001, AMENDMENT 5, SITE DEVELOPMENT PERMIT 99-642 APPLICANT: CENTURY-CROWELL COMMUNITIES KENT ARMSTRONG, PROJECT MANAGER PROPERTY OWNERS: KSL LOCATION: SOUTH OF 50TH AVENUE, WEST OF WASHINGTON STREET, ALONG CALLE NORTE, EAST OF AVENIDA LAS VERDES, AND SOUTHWEST AND SOUTHEAST OF AVENIDA LAS VERDES, IN DUNA LA QUINTA. REQUESTS: AMEND SPECIFIC PLAN 83-001 TO ALLOW FOR 10-FOOT FRONT SETBACKS FOR LOTS 2 AND 3 OF TRACT 20158, AND TO MODIFY THE UNIT COUNT; APPROVAL OF DEVELOPMENT PLANS FOR THREE NEW PROTOTYPE RESIDENTIAL PLANS RANGING FROM 1,802 TO 2,418 SQUARE FEET UNDER SPECIFIC PLAN 83-001. ENVIRONMENTAL CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH EIR (STATE CLEARINGHOUSE # 83-061305, SPECIFIC PLAN 83-001) CERTIFIED ON MAY 15, 1984. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PRC SECTION 21166. GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL (MDR) ZONING DESIGNATION: MEDIUM DENSITY RESIDENTIAL (RM) PALESL '\perptSP 83-OOIAmd5.wpd SURROUNDING ZONING AND LAND USES: PROJECT SITE: VACANT NORTH: GOLF, GOLF COURSE SOUTH: FP - FLOODPLAIN AND RM WEST: GOLF AND CONDOS EAST: WASHINGTON STREET, CO, FP, RM, G BACKGROUND: The project location is within Planning Areas 2 and 3 of the Duna La Quinta community, which is bounded on the east by Washington Street, on the north by 50th Avenue, and on the south by the La Quinta Evacuation channel (Attachment 1). Duna La Quinta is a part of Specific Plan 83-001. Currently, Duna La Quinta is developed with a golf course and 103 condominium units built in 1984/85. Currently a total number of 187 residential units are permitted in Duna La Quinta. The specific project locations are vacant parcels, one section north of the golf course (Planning Area II) which is in the flood channel and the second area (Planning Area III) south of the golf course, and north of a detention basin (Attachment 2). Project Requests Specific Plan 83-001 Amendment #5 The applicant has submitted a request for approval of Amendment #5 to Specific Plan 83- 001 (Attachment 2). The amendment is two-part, and first requests that reduced front yard setbacks be permitted for those proposed units on the south side of Calle Norte, as shown in Exhibit B of Attachment 2. The applicant proposes that this reduction from 20-feet to 10- feet be applied only in those situations where the depth of the existing lot, or elevation differential, will not permit adequate rear yard areas, as shown in Exhibits C and D of Attachment 2. The second part of the amendment, the applicant also proposes 40 condominium units as shown in Exhibit A of Attachment 2. This area is currently approved for 25 units. The addition of 81 units as proposed for both Areas II & III would result in a total build -out of 184 units, or 3 units less than originally approved. PALESLII`\pcptSP 83-001Amd5.wpd Existina Housing Unit Description for Duna La Quinta The existing residential development within Duna La Quinta include one story and split level condominium units, in duplex and fourplex buildings. Near the southwest corner of Washington Street and 50t" Avenue (Tract 20218), there are 16 one-story units featuring front courtyards. The exterior walls have a rough texture plaster with hipped roofs covered with mission roof tile. To the west, are 52 units in duplex and fourplex buildings (Tract 20158) with attached 2-car garages. The units along the north side of Calle Norte are one- story (14'6" to 276" high). Along the south side of Calle Norte, west of Avenida Los Verdes, the units are split level with garages located along the street level and the one story units behind the garage atop of levee. These units feature hipped roofs and plaster walls. The existing units along Calle Norte, east of Avenida Los Verdes, are one-story units with hipped roofs and flat roofs. Site Development Permit 99-642 In addition, the applicant has submitted a request for approval of Site Development Permit 99-642, for three new residential prototype plans for use in Duna La Quinta (Attachment 3). Eighty-one single family houses are proposed utilizing three prototype floor plans, each with two facade alternatives, varying from 1,802 (two bedrooms) square feet to 2,418 (three bedrooms) square feet in size. Houses are situated on existing (Calle Norte and Avenida Los Verdes) or future private streets on lots backing onto golf course fairways. All plans are one-story (17" to 18" high), excluding the chimney projections. The plans feature two car garages with golf cart storage areas. A California/Mediterranean architectural style is proposed for the project, utilizing exterior plaster walls and concrete S-tile roofing. Roof styles are front facing gable and hip. Desert color tones (e.g., various shades of brown and grey) are proposed for the exterior building surfaces. The material sample board will be available at the meeting. All side and rear elevations will be the same within each plan. The typical front yard landscaping plan is attached. Front yards are to include a minimum of two shade trees, palm trees and numerous shrubs highlighted by lawn. A varied plant palette is proposed. Public Notice: These cases were advertised in the Desert Sun newspaper on April 5, 1999, as well as mailed to all property owners within 500 feet of the site. No comments have been received. Any comments will be handed out at the meeting. Public Agency Review: The applicant's request was sent on February 18 and 26, 1999, and any applicable comments received have been incorporated into the Conditions of Approval. 1'A1,ESLIE\pctptS11 83-00 1 Amd5.wpd ALRC Action The City's Architecture and Landscaping Committee reviewed the proposed new unit prototypes on March 4, 1999 (Attachment 4). The Committee adopted Minute Motion 99- 007 recommending to the Planning Commission approval of Site Development Permit 99- 642, subject to the recommended conditions. STATEMENT OF MANDATORY FINDINGS: The Specific Plan findings, per Section 9.240.010 of the Zoning Code, to approve this request can be made and are contained in the attached Resolution, except for the following: Specific Plan 83-001 Amendment #5 4. Property Suitability. Staff does not recommend the reduction from 20 feet to 10 feet, and in some cases 5 feet, for the driveway setback along the south side of Calle Norte, adjacent to the golf course/storm channel. The proposed reduction will likely cause parking problems and is not compatible with the existing houses to the west. The parking problem is caused by a limited number of parallel parking spaces which will be available on the 32-foot-wide street, as parking is only allowed on one side and the distance between proposed driveways is less than the Zoning Code required 20 feet. Of equal importance is the lack of compatibility associated with site configuration and building design, both architecturally and structurally, with existing residential units. The Coachella Valley Water District (CVWD) requires an elevation of 50 feet along the top of the flood control dike adjacent to the storm channel. The proposed residential pad elevations have been decreased to an elevation as low as 42 feet, requiring retaining walls at the rear property line as high as 8 feet. The applicant has proposed large rear yard setbacks to minimize the view impact the retaining wall will have from the house. The proposed driveway setback reductions and decreases in pad elevations are a result of the applicant's proposed single level unit design, rather than split level design compatible with the existing residential units along the storm channel to the west. Those units were designed with garages below grade, allowing for 20 feet long driveways and living areas above the CVWD flood control elevation of 50 feet. As a result, staff is recommending that the applicant redesign all of the houses along the south side of Calle Norte as split level units with below grade garages and 20 foot long driveways (See Condition No. 8 of the Specific Plan Conditions). Site Development Permit 99-642 The Site Development Permit findings, per Section 9.60.300 of the Zoning Code, to approve this request can be made and are contained in the attached Resolution, except for the following: PAI,ESLII?\perptSP 83-00]Amd5.wpd 3. Proposed single-family dwellings shall be compatible to existing dwellings in the project with respect to the following design elements- architectural material such as roof material, window treatment and garage door style, colors, roof lines, lot area, and building mass and scale: There are ten existing units along Calle Norte, in Planning Area II (Tract 20158). The proposed roof tile, and exterior colors do not match these existing units. There will be a sharp contrast in architectural styles and exterior colors and roof materials between the existing units and the proposed units, especially with an existing unit next to a proposed unit on the north side of Calle Norte. This contrast can be softened if the new units along Calle Norte incorporate the same exterior colors and roof tile color and shape found in the ten existing units on the north side of Calle Norte. Staff recommends that the applicant submit a revised color and materials exhibit for Planning Area II that includes a mix of the exterior colors, and style and color of roof tile matching the existing (See Condition No. 7 of the Site Development Permit Conditions). RECOMMENDATION: Adopt Planning Commission Resolution 99- recommending approval of Specific Plan 83-001, Amendment 5, to the City Council, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 99- recommending approval of Site Development Permit 99-642, to the City Council, subject to the attached Findings and Conditions of Approval. Attachments: 1. General Location Map 2. Specific Plan 83-001 Amendment #5 Exhibits 3. Site Development Permit 99-642 Exhibits 4. ALRC Minutes - March 4, 1999 Prepared by: Leslie Mouriquand, Associate Planner P:\LESLII?\perptSP 83-OOIAmd5.wpd Submitted by: Christine di lorio, Planning Manager PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 83-001 AMENDMENT NO. 5, SUBJECT TO CONDITIONS, TO MODIFY THE UNIT COUNT IN A PORTION OF LOTS 1 & 2 OF PARCEL MAP 19730, ALONG AVENIDA LOS VERDES, IN DUNA LA QUINTA CASE NO.: SPECIFIC PLAN 83-001 AMENDMENT NO. 5 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of April, 1999, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities for approval of a modification to the specific plan unit count to permit the construction of 40 single family condominium units, south of 501h Avenue, west of Washington Street, southwest and southeast of Avenida Los Verdes, more particularly described as: Lots 1 & 2 of Parcel Map 19730 WHEREAS, said Specific Plan Amendment has been determined to have been previously assessed in conjunction with the Environmental Impact Report (State Clearinghouse #83-061305) prepared for Specific Plan 83-001, and certified on May 15, 1984; and, WHEREAS, no changed circumstances or conditions are proposed which would trigger the preparation of a subsequent environmental review pursuant to Public Resources Code Section 21 166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify recommending approval of said Specific Plan Amendment No. 5: 1. Consistency with Specific Plan: With the recommended conditions of approval, the proposed amendment to modify the unit count for the Specific Plan is consistent with the goals, objectives, and policies of Specific Plan 83-001, in that the request for an additional 40 residential units will not cumulatively exceed the project maximum of 187 residential units allowed within Duna La Quinta. 2. Public We/fare: With the recommended conditions of approval, the proposed specific plan amendment will not create conditions materially detrimental to the public health, safety, and welfare of the public, in that these issues have been considered in the Environmental Impact Report prepared for Specific Plan 83- 001. P:\LESLIE\peresSP83-OOlAmd5Duna.wpd Planning Commission Resolution 99- Specific Plan 83-001 Amendment No. 5 Century -Crowell Communities April 27, 1999 3. Land Use Compatibility: With the recommended conditions of approval, the proposed amendment to modify the unit count within Specific Plan 83-001 is compatible with Zoning designations on adjacent properties as the number of units proposed by the applicant will not exceed the total number of units permitted by the specific plan, and that the .proposed development consists of detached single family condominium residential units, similar to existing residential development within Duna La Quinta. 4. Property Suitability: With the recommended conditions of approval, the proposed specific plan amendment to modify the unit count within Specific Plan 83-001 is suitable and appropriate for the subject property located in Planning Area III of Duna La Quinta. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby recommend approval of Specific Plan 83-001 Amendment No. 5 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 27th day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\LESLIE\peresSP83-OOlAmd5Duna.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 83-001 AMENDMENT 5 CENTURY-CROWELL COMMUNITIES APRIL 27, 1999 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply (Assessors Parcel Numbers 769-021- 029, 769-021-030, 769-022-037, and 769-022-038). 2. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this specific plan amendment. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 3. Prior to the issuance of a grading, construction or building permit, the applicant shale obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. P^pccoaSP83-001H5.wpd 1 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 83-001 Amendment 5 April 27, 1999 DRAINAGE 4. If the applicant proposes discharge of stormwater directly or indirectly to the La Quinta Evacuation Channel or the Whitewater Drainage Channel, the applicant, and subsequently, the Homeowner's Association shall be responsible for any sampling and testing of the development's effluent which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. 5. The Applicant or developer shall comply with the following requirements of the City Engineer: a. Low -volume private residential streets shall have a 36-foot travel width (between curb faces or gutter flow lines). This width may be reduced to 32 feet with parking restricted to one side and to 28 feet if no on -street parking is allowed provided there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. 6. The Applicant shall pay a per -unit school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreements as approved by the La Quinta City Council and in effect at the time of the issuance of building permits. MISCELLANEOUS 7. The applicant shall install necessary perimeter walls including that along the retention basin at the south boundary of Parcels 1 and 2 of Parcel Map 19730. 8. The Applicant shall redesign the units along the south side of Calle Norte, east of Avenida Los Verdes, to be split level, with below grade garages and 20 foot long driveways. P:\pccoaSP83-001#5.wpd 2 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF SITE DEVELOPMENT PERMIT 98-642, SUBJECT TO CONDITIONS,' PROVIDING COMPATIBILITY APPROVAL OF THREE PROTOTYPE UNITS FOR CONSTRUCTION IN A PORTION OF TRACT 20158 AND LOTS 1 & 2 OF PARCEL MAP 19730, ALONG CALLE NORTE AND AVENIDA LOS VERDES, IN DUNA LA QUINTA CASE NO.: SITE DEVELOPMENT PERMIT 99-642 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of April, 1999, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities to approve architectural and landscaping plans for three new prototype residential condominium plans to be constructed, south of 50th Avenue, west of Washington Street, along Calle Norte, east of Avenida Los Verdes, and southwest and southeast of Avenida Los Verdes, more particularly described as: Lots 2, 3 & 4 of Tract 20158 and Lots 1 & 2 of Parcel Map 19730 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did on the 4th day of March, 1999, hold a duly -noticed public meeting to consider the request of Century -Crowell Communities to approve architectural and landscape plans for three new prototype residential condominium plans to be constructed along Calle Norte, east of Avenida Los Verdes, and southwest and southeast of Avenida Los Verdes, and did, by Minute Motion 99-007, recommend approval of the request subject to conditions; and, WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3 (A) of the Guidelines For Implementation; 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 recommending approval of said Site Development Permit: 1. With the recommended conditions of approval, the proposed units are of a compatible architectural design, colors, and materials to the existing units in the tract. The units utilize similar architectural features such as tile roofs, exterior plaster, recessed windows, popout window and door surrounds, and wood fascias. The plans are compatible with the surrounding neighborhood. P:\peresSDP99-642CenturyDuna.wpd Planning Commission Resolution 99- Site Development Permit 98-647 April 27, 1999 2. The proposed landscaping plans will provide a minimum of one 24 inch 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 adjacent to, or abutting a lot line of an existing single -story home constructed in a prior phase of the same subdivision. 4. Masonry walls and sideyard gates are proposed between units and will be compatible with existing walls and sideyard gates in the tract. 5. The size range of the existing residences is 1,375 to 2,160 square feet. The proposed units vary from 1,802 square feet to 2,418 square feet. This request is in compliance with compatibility review requirements. 6. The final plot plan will ensure compliance with the requirement that identical, or similar, front elevations shall not be placed on adjacent lots or directly across the street from one another. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby recommend approval of Site Development Permit 98-647 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 271h day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: P:\peresSDP99-642CenturyDuna.wpd Planning Commission Resolution 99- Site Development Permit 98-647 April 27, 1999 ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\peresSDP99-642CenturyDuna.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-642 CENTURY-CROWELL COMMUNITIES APRIL 27, 1999 1Cj_4aIA4;E=414MIr • 1. This approval is for three residential prototypes containing 1,802 to 2,418 square feet in habitable floor space. 2. Final front yard landscaping plans shall be submitted for review by the Community Development Department prior to issuance of the first building permit for these units. The plans shall provide for and indicate 24-inch box tree sizes with 1.5 to 2-inch caliper measuring 10 feet tall from the top of box as per Section 9.60.300 of the Zoning Ordinance. 3. Garage doors shall be constructed of metal, wood, or composite materials and be sectional roll -up style if located less than 25-feet from the front property line pursuant to the requirements of Specific Plan 83-001 Amendment 5. Lites are optional. 4. Air conditioning mechanical equipment shall not be installed in the five foot side yard setbacks. 5. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season planted. All trees shall be double staked to prevent wind damage. 6. Prior to issuance of building permits, a revised exhibit shall be submitted to the Community Development Department featuring decorative chimney caps. 7. Prior to issuance of building permits, a revised color and materials exhibit shall be submitted to the Community Development Department for Planning Area II that includes a mix of the exterior colors, and style and color of roof tile matching the existing. PApccoaSP83-001 AmdKenturympd ATTACHMENT 1338iS NOIJNIHSVM U) z w U) O 00 m N 00 ATTACHMENT � SPECIFIC PLAN 83-001 PLANNING AREA II There are currently 10 existing units within Planning Area II. 41 additional units are proposed as shown in attached Exhibit A. An amendment to the Specific Plan is requested to permit reduced front yard setbacks for those proposed units on the south side of Calle Norte, as shown in attached Exhibit B. It is proposed that this reduction, from 20 feet, to 10 feet, be applied only in those situations where the depth of the existing large lot, or elevation differential, will not permit adequate rear yard areas, as shown in attached Exhibits C & D. PLANNING AREA III The latest Specific Plan Amendment # 4 currently stipulates a maximum of 25 dwelling units for Area III. An additional amendment is hereby requested that will allow 40 condominium units as shown in Exhibit A. Originally, the 82.38 acre portion of Specific Plan 83-001 located southwest of the intersection of Washington Street and 5& Avenue, was approved for the construction of 200 units. Based on the fact that 103 units have been constructed to date (Exhibit A) the addition of 81units as proposed for both Areas II & III would result in a total build -out of 184 units, or 26 units less than originally approved. In addition, under the provisions of the RM Development Standards that currently govern Area IIl, this proposed total build -out of 184 units is well below the allowed 8 dwelling units per gross acre ( 82.38 Acres X 8 DU's per Acre = 659 units). My Docs/i enVSP83-001 13381S NOIJNIHSVM w Z) Z w Q 0 LO U) z D r) W U) O a O Ir co co N C/) W H U) ~ Z ~ Z Z w 2 O U C7 w Q rn Q _Z O O x O O w 0: a �- Ey X W EXHIBIT SPECIFIC PLAN AMENDMENT DEVELOPMENT STANDARDS (DUNA LA QUINTA ) CITY OF LA QUINTA PROJECT LOCATION: SOUTH WEST CORNER OF 50TH AVENUE AND WASHINGTON STREET GENERAL PLAN DESIGNATION: RESIDENTIAL MEDIUM DENSITY, 4 TO 8 DU'S PER ACRE EXISTING ZONING: MEDIUM DENSITY RESIDENTIAL DISTRICT (RM) NUMBER OF UNITS: 81 CONDOMINIUM UNITS ACRES: 12.16 ACRES PROPOSED DEVELOPMENT (82.38 ACRES TOTAL INCLUDING GOLF HOLES) SURROUNDING LAND USES: RESIDENTIAL AND GOLF COURSE MINIMUM LOT SIZE: 5000 SF (NA WITH CONDOMINIUMS) MINIMUM LOT FRONTAGE: 50 FEET (NA WITH CONDOMINIUMS) MAXIMUM STRUCTURE HEIGHT: 28 FEET MAXIMUM STORIES: 2 MINIMUM FRONT SETBACK TO MAIN STRUCTURE: 20 FEET (10 FEET SO. SIDE OF CALLE NORTE) MINIMUM FRONT SETBACK TO GARAGE: 25 FEET (10 FEET SO. SIDE OF CALLE NORTE) MINIMUM FRONT SETBACK TO GARAGE W/ ROLL -UP: 20 FEET (10 FEET SO. SIDE OF CALLE NORTE) REQUIRED FRONT VARIATION: 20 TO 25 FEET (NO REQUIREMENT FOR CALLE NORTE UNITS) MINIMUM SIDE YARD SETBACK: 5 FEET WITH ONE ADITIONAL FOOT FOR EVERY FOOT IN EXCESS OF 17 FEET IN HEIGHT, UP TO A MAXIMUM OF 10 FEET. MINIMUM REAR YARD SETBACK: 15 FEET (VARIES FOR LOTS ON CALLE NORTE) MAXIMUM LOT COVERAGE: 60% (NA FOR CONDOMINIUMS) MINIMUM FLOOR AREA: 1400 SF PRIVATE DOCS\KENT/DUNA LQF ATTACHMENT 4, G r. I m mm� S.2 p'n'n *0 oig OA q�m, �N m In W � u �O uLU �N Way o "9 i Y W � O Q Qa � a 9 a L a 0 . I a a 10'-01 32'-0* Ci'TD AL W482® WX i r------------ 7_ r-�----------- r_-_- i i i media 3'-0'+ niche ; 6 -0' L % GREAT ROOM 2-sided a/c fireplace DINING I BEDROOM 2 ROOM OPT. DEN a QA& ALL _-- _ WN)CW SLLS TO 6'-0' BATH 2 rt PC& Tws SCE CN.n I i O --- HALL MASTER SUITE LAUiV ; 0 MAS. BATH GARAGE I GOLF CART STORAGE -'4 PLAN 1 ��'Qu 1.802. SQ. FT. RESORT & CLUB DUNA 1F1kHt WAYS AT � LA QZJIN?'A RESORT 8z CLUB m�7 8847 ruRY cROWELL CO 1/ 11/18/98/98 i - s QL771oTS-A, CAL�ORN7A KN TE & ASSO ATES MCHTECTLM AM PLAN-4 RIGHT REAR LEFT RESORT &CLUB PILAO-T I lc>Xjwjk FAII2WAYS AT QUIN-rik Pussc3a-r 8i cil-u-.B 98067 C3Els7wjrTjl2-y c �Rcvvvplu- CO 10/OV98 11/18/98 1/25/99 llTEr & PLAN 2 i ► CPnOfvA COWW PATIO i f�Q RESORT & CLUB 2106 SQ. FT. DUNG ]FAIRWAYS AT LA QUIN'TA C RESORT 8z LUB } 8a 9 CENTURY CROWELL CO S 1oiovsa ri�aiea KNTE & ASSO "TES AFOMCTUE 40 Ru -43 11W 01 FE-11 FE31 FE-11 03 [71 - � i::::--- RIGHT REAR i7l LEFT 4tajp IV rk�l 041 Pll--All%.T 2 f,Quh& RESORT & CLUB 1E7-A11?-WkYS jVr ID LA QUU--Trjk RP,.SOI:Z--r 8-- CLUB 98057 CB_Nj-j"Ua�y 4CaOWM_l COMMUM=S 10/01/98 11/18/98 V25/99 10'-0' 36'-0' F7OP1iC A COVB2Efl PAAO - r--------------- -� ------ i PIL,.AN 3 f-aau-ifta RESORT & CLUB 2418 SQ. FT. IDLTNA FAgZ W.&YS AT LA QUIN A RESORT Br- CLUD ED 98 57 y CROR%FT J - CO 1o/o1/s6 11/18/98 X -A QU>r*TI'A. CAI-g'ORIVIA KCAA 11 TE & ASSO ATES M CHTECTUIE AW PI W,,G PLAN 3 RIGHT REAR LEEFFT� 4 RESORT & CLUB 170 �0 -� tit i DUNA g'AIRWAYS AT LA QUINTA RESORT 8- CLUB 98067 CIENTLJRY CROWELL CO 10/Ot/98 11/79/98 LA QLTI7L�TTA, CALIFOIZS7IA V25/99 fue*•a,n►, �ee�fwmnva ! ;, VINHOAMO VINino vi } Mlorr e � ,�• \«\ S3111Nf1WW0o ll3MOHo AHf11N30 �J �Z d ... ,. ., .,,,.f�f < lb SJIdMUIbA dNna Ir a s s e a s s s s s s s (.n C.) (U G, w �•� F� b'dl G1:9 F.� b d A X Z b T T i A d d d b d d b A b 6 l d h 5 u 5 VlNUO�llVO 'diNino vi »m,m get oRmn S3111Nf1WW0o ll3MOHO Jl�l(11N30 Z Q MA ® a :° amo V 1HOS3a diNenb bi ; � ,..�. SAVMuId� VNna Z z W a slb a 1 a g kg 4 a A ° A it 3 o u u d a i s 3 s Mill �� •� HO ; 9 0 0 t% 0 0 0 is 0 0 0 0 0 0 4) 00000 W J LU W a� Q �n ry C > �; 3 a ,� `dINHOA1` VO'd1NIf1O vi -sum,m �o:lgetMVo go-► opa" S311INf1WW0o 113MOHO kunIN30 } z a eMoms .✓dn wlq aut ® a. :, amp laos�a elNlnt� e� 38 .„,v-m I W Z Z ,,. q ld SAVMHIV:l VNna a n a i 1# �6 0 s� W u pQ W C m 7 Wil V\\lL a IN r n i� , ACHMENT i Architectural & Landscape Review Committee March 4, 1999 11. Committee Member Cunningham asked if the HOA had any comments on the architecture. Mr. Chasey stated they had looked at the designs and in their opinion they were compatible with the existing units. 12. Committee Member Cunningham stated the architecture was compatible. He liked the overhang plastering effects and the designs were clean and crisp. He was concerned about the chimney caps and thought they should be reviewed by the HOA for compatibility. 13. Mr. Armstrong asked about the zero lot line in regard to the air conditioning units and where they could be placed. Staff stated that with air space units the City has left it to the HOA and developer to decide. Most of the HOA's have a form regarding intruding into the HOA open space and it can be worked out between the HOA and the developer. 14. There being no further discussion it was moved by Committee Member Cunningham to adopt Minute Motion 99-006 recommending to the Planning Commission approval Site Development Permit 99-647, subject to the recommended conditions with the following change: b. Delete Item #3 C. Chimney caps shall be decorative. d. Garage doors will be allowed to use other composite material. Unanimously approved. C. Site Develoument Pe it 99 h4? a request of Century -Crowell Communities for approval of architectural plans for three prototype residential plans to be constructed on the southwest corner of 50"' Avenue and Washington Street in Duna La Quinta. l . Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt asked if these were the same plans as used at PGA West. Mr. Armstrong stated they were similar except for minor changes. Committee Bobbitt stated his concern regarding the use of date palms in the traffic areas and if they were to be used, they should be used away from heavy traffic. He had no objection to the remainder of the plant palette. 3. Committee Member Bobbitt asked if there were any requirements on this tract regarding pools. Staff stated there was no requirement on this tract. CAMy Documents\WPDOCS\ALRC3-4-99.wpd 4 0 • Architectural & Landscape Review Committee March 4, 1999 4. Committee Member Cunningham stated that architecturally this tract will be upgraded. It is understated, but will work well at Duna La Quinta. 5. There being no further discussion it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 99-007 recommending to the Planning Commission approval Site Development Permit 99-642, subject to the recommended conditions. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: V. COMMITTEE MEMBER ITEMS: VI. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Bobbitt/Cunningham to adjourn this regular meeting of the Architectural and Landscaping Committee to the next regular meeting to be held on April 7, 1999. This meeting was adjourned at 10:54 a.m. on March 4, 1999. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documents\WPDOCS\ALRC3-4-99.wpd 5 DATE: CASE NO.: APPLICANT: LOCATION: PH #E STAFF REPORT PLANNING COMMISSION APRIL 27, 1999 TENTATIVE TRACT 29136 KSL LAND CORPORATION NORTH SIDE OF AIRPORT DRIVE, BETWEEN MADISON STREET AND MONROE STREET REQUEST: RECOMMENDATION FOR APPROVAL OF THE SUBDIVISION OF 286.6 ACRES INTO LOTS FOR FUTURE RESIDENTIAL, GOLF COURSE, PRIVATE STREETS, COMMON AREAS, AND RELATED MISCELLANEOUS USES ENVIRONMENTAL CONSIDERATION: ZONING: GENERAL PLAN DESIGNATIONS: TENTATIVE TRACT 29136 IS WITHIN SPECIFIC PLAN 90-015. THIS PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED, PER PUBLIC RESOURCES CODE SECTION 65457 (A). AN ENVIRONMENTAL IMPACT REPORT (EA 90-159 FOR SP 90-015) WAS CERTIFIED ON DECEMBER 3, 1991, BY THE CITY COUNCIL. AN ENVIRONMENTAL ASSESSMENT ADDENDUM TO THE PREVIOUSLY APPROVED ENVIRONMENTAL IMPACT REPORT WAS COMPLETED FOR AMENDMENT #1 WHICH WAS APPROVED BY THE BY THE CITY COUNCIL ON DECEMBER 1, 1998. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE 21166. RL (LOW DENSITY RESIDENTIAL) / RVL (VERY LOW DENSITY* RESIDENTIAL) LOW DENSITY RESIDENTIAL (LDR) / VERY LOW DENSITY RESIDENTIAL (VLDR) c:\stan\pc rpt tt 29136 SURROUNDING ZONING/LAND USES: NORTH: RL WITH EQUESTRIAN OVERLAY, RVL WITH EQUESTRIAN OVERLAY AND RURAL RESIDENTIAL OVERLAY, AND RL WITH RURAL RESIDENTIAL OVERLAY / VACANT AND SINGLE FAMILY RESIDENCE. SOUTH: RL AND RESIDENTIAL IN RIVERSIDE COUNTY / VACANT RESIDENTIAL (PGA WEST) AND COUNTRY CLUB UNDER CONSTRUCTION IN RIVERSIDE COUNTY. EAST: RESIDENTIAL IN RIVERSIDE COUNTY / DATE PALM GROVE. WEST: RL / RESIDENTIAL (PGA WEST). BACKGROUND: In December, 1991, the City Council approved Specific Plan 90-015, of which this tract is a part. An amendment to the Specific Plan was approved by the City Council on December 1, 1998, retaining the 18 hole golf course, reducing the maximum dwelling units from 1,060 to 365, revising the layout and circulation, and amending development standards. Currently, the golf course is under construction. Protect Request Based upon the Specific Plan, this Tentative Tract Map proposes to create 15 residential area lots for future development, five golf course lots, one lot each for the maintenance yard, clubhouse lot, and well site, and miscellaneous lots for streets and common areas. The residential area lots consist of 61.35 acres of the total 286.6 acres and when subdivided will create a maximum of 365 single family lots, as permitted by Specific Plan 90-015, Amendment #1. No development of residences will occur with this Tentative Tract. Public Notice This map application was advertised in the Desert Sun newspaper on April 16, 1999. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance of the La Quinta Municipal Code. As of this writing, no written comments have been received. Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. c:\stan\pc rpt tt 29136 STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99-_, recommending to the City Council approval of Tentative Tract Map 29136, subject to attached findings and conditions. Attachments: 1. Location Map 2. TT 29136 - Large Exhibits (Planning Commission Only) Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager cAstan\pc rpt tt 29136 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 29136 TO ALLOW A SUBDIVISION OF 286.6 ACRES INTO LOTS FOR FUTURE RESIDENTIAL, GOLF COURSE, PRIVATE STREETS, COMMON AREAS, AND RELATED MISCELLANEOUS USES CASE NO.: TT 29136 APPLICANT: KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of April, 1999, hold a duly noticed Public Hearing to consider the request of KSL LAND CORPORATION for approval of a Tentative Tract Map to subdivide 286.6 acres into lots for future residential, golf course, private streets, common areas, and related miscellaneous uses , more particularly described as: APNS: 761-330-007 and 008, 761-330-030, and 761-330-038 through 040 WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The La Quinta Community Development Department has determined that Tentative Tract 29136 is within Specific Plan 90-015 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457 (a). An environmental impact report (EA 90-159 for SP 90-015) was certified on December 3, 1991, by the City Council. An Environmental Assessment Addendum to the previously approved environmental impact report was completed for Amendment #1 which was approved by the by the City Council on December 1, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval of said Tentative Tract Map 28912: 1. The proposed map and its design is consistent with the General Plan and applicable Specific Plan in that the lots are intended and designated for Low Density Residential and related recreational use. The development of the lots will comply with applicable development standards such as setbacks, height restrictions, density, etc. CAstan\pc res tt 29136 Planning Commission Resolution 99- Tentative Tract 29136 2. The design of the subdivision and proposed improvements are not likely to cause environmental damage or substantially and avoidably injure fish, or wildlife, or cause serious public health problems since the project is primarily surrounded by development, or other urban improvements, and mitigation is required by the previous Environmental Impact Report and Mitigated Negative Declaration. 3. The design of the proposed map will not conflict with easements acquired by the public at large, for access through, or use of, property within the proposed Map since none presently exist. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval of Tentative Tract Map 29136 to the City Council for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 27th day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: ,BERRY HERMAN, Community Development Director City of La Quinta, California CAstan\pc res tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL- RECOMENDED TENTATIVE TRACT MAP 29136 KSL LAND CORPORATION APRIL 27, 1999 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Tentative Tract Map No. 29136 shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District 0113) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. Right of way dedications required of this development include: a. Madison Street, Monroe Street and Airport Blvd. (Primary Arterials) - 55- foot halves of 110-foot rights of way Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant interim easements to those areas within 60 days of written request by the City. 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create 20-foot-deep perimeter setbacks along public rights c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 of way. The 20-foot depth is the average depth if meandering wall design is approved. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks, equestrian paths) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 11. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, mailbox clusters and common areas. 12. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map and along well site lots. 13. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 15. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 16. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 MPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 18. 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. 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 20. Depending on the timing of development of the parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to reimburse the City or others for the cost of the improvements, to secure the cost of the improvements for future construction by others, or a combination of these methods. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 21. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 22. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 23. If improvements are phased with multiple final maps or other administrative approvals (e.g., a Site Development Permit), off -site improvements and perimeter improvements shall be constructed as outlined in the "Street and Traffic Improvements" and "Landscaping and Wall" sections of these conditions of approval. 24. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. 25. The applicant's obligations for portions of the required improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. GRADING 26. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is located within or immediately adjacent to a flood hazard area as identified on c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project flood and building pads are compacted to 95% Proctor Density. Prior to issuance of building permits for lots which are so located, the applicant shall receive Conditional Letters of Map Revision based on Fill (CLOMR/F) from FEMA. Prior to final acceptance by the City of subdivision improvements, the applicant shall have received final LOMR/Fs for all such lots. 27. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 28. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 29. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 30. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 31. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 32. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by a civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 35. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 37. Retention capacity shall be based on site -specific percolation data which shall be submitted for checking with drainage plans. The design percolation rate shall not exceed two inches per hour. 38. Nuisance water shall be retained on site and disposed of in a manner approved by the City Engineer. UTILITIES 39. The applicant shall obtain the approval of the City Engineer for the location of all above -ground utility structures, located offsite or within perimeter setbacks, to ensure optimum placement for aesthetic as well as practical purposes. These structures include, but are not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands. 40. Existing and proposed electric, telephone and cable utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 41. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 STREET AND TRAFFIC IMPROVEMENTS 42. The City is contemplating adoption of a major thoroughfare improvement program. Any property within this development which has not been subdivided in accordance with this tentative map 60 days after the program is in effect shall be subject to the program as determined by the City. 43. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) a. OFF -SITE STREETS i. Madison Street, Monroe Street & Airport Blvd - Construct 55-foot half of a 110-foot improvement plus raised landscape median and six-foot meandering sidewalk. The improvements shall be phased as follows: (1) Construct the east side of Madison Street and the west half of Airport Road prior to the opening of any permanent access drive in the western half of the S.P. area or when directed by the City, whichever comes first. (2) Construct the east half of Airport and the west side of Monroe Street prior to the opening of any permanent access drive in the eastern half of the S.P. area or when directed by the City, whichever comes first. (3) The subdivider may seek City Council approval to defer construction of all or a portion of the off -site street improvements until the improvements are warranted. b. TRAFFIC SIGNALS i. Airport Blvd./Madison Street - 25% fair -share responsibility ii. Airport Blvd./Monroe Street - 25% fair -share responsibility iii. Airport Blvd./Entry Drive - 100% responsibility iv. Madison Street/Entry Drive - 100% responsibility unless cost is shared with development across the street. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 C. PRIVATE STREETS AND CULS DE SAC Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking is prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. ii. Entry streets (divided) - 20-foot width between curb faces or flow lines for each section. iii. Cul de sac curb radius: 45 feet Main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 44. General access points and turning movements of traffic are limited to the following: a. Madison Street - Main entry drive centered approximately 1,350 feet north of the centerline of Airport Blvd. b. Airport Blvd. - Main entry drive centered approximately 2,150 feet east of the centerline of Madison Street. C. Monroe Street - Main entry drive centered approximately 950 feet north of the south line of Lot B (centerline of Airport Blvd.). d. Well Site Lots 18-20 - Driveways for utility authority access to the well sites (if approved in the well site development permitting process). 45. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 46. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 47. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 48. Street right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 49. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 50. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 51. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 52. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. LANDSCAPING AND PERIMETER WALL 53. The applicant shall provide landscaping in perimeter setbacks and common lots. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 54. The applicant shall provide decorative walls around the tentative map perimeter. 55. Walls and perimeter landscaping shall be constructed with adjacent tracts or as directed by the City, whichever comes first. 56. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 57. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. PUBLIC SERVICES 58. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 61. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand ,filter percolation test, as approved by the City Engineer, after tributary -area improvements are complete and soils have been permanently stabilized. c:\stan\pc coa tt 29136 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29136 APRIL 27, 1999 62. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 63. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. FEES AND DEPOSITS 64. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. If this subdivision falls within an existing assessment district or in an area that may be subject to an assessment district, add the following condition: 65. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. c:\stan\pc coa tt 29136 ATTACHMENT 1 STAFF REPORT PLANNING COMMISSION DATE: APRIL 27, 1999 (CONTINUED FROM APRIL 13, 1999) CASE NUMBER: SITE DEVELOPMENT PERMIT 99-648 APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES LOCATION: APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE AND ON THE WEST SIDE OF DUNE PALMS ROAD REQUEST: RECOMMENDATION TO APPROVE THREE PROTOTYPE RESIDENCES AND LANDSCAPING PLANS FOR USE IN TRACT 27519 (ALISO AT LA QUINTA NORTE) ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES GENERAL PLAN AND ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS/ACRE)/RL (LOW DENSITY RESIDENTIAL DISTRICT) BACKGROUND: On April 13, 1999, the Planning Commission reviewed the prototype house and landscaping plans for a 70 single family and other common lots subdivision (Tentative Tract Map 27519) located on the west side of Dune Palms Road approximately 100- feet south of Desert Stream Drive (see Attachment 1). The Planning Commission requested architectural changes to eliminate continuous roof ridge lines and diversify building facades, and on a 5-0 vote, continued the request to April 27, 1999. Copies of the April 13" Staff Report and Draft Planning Commission Minutes are attached (see Attachments 2 and 3). Project Request On April 21, 1999, the applicant submitted new architectural plans for the three prototype houses that range in size from 1,500 square feet (Plan 2) to 2,008 square feet (Plan 5). A summary of the plan changes is as follows: SRPCSSDP64BRev - 33 Page 1 of 2 1. The main side facing gable roofs of all three prototypes now have different building heights where a continuous roof ridge was originally proposed. 2. Stucco surrounds have been added to all the window and door openings for all three prototype units. 3. Facade roof eaves are varied on the Plan 2 unit. 4. Each facade offers one building elevation with two small recessed windows where large multi -pane windows were proposed. 5. Plan 5B offers a new cantilevered tiled gable roof element over the front door entry. STATEMENT OF MANDATORY FINDINGS: Findings: Staff supports many of the design changes to achieve architectural diversity pursuant to Section 9.60.330 of the Zoning Code. However, though the continuous ridge line has now been broken up with staggered heights, there is no diversity in roof styles for side and rear building elevations. Therefore, staff is recommending a hip or front facing gable roof be added to Plan 2 (Condition 11). The tiled gable entry overhang for Plan 5B appears awkward and unbalanced without columns. Therefore, staff is recommending the extension of the overhang and addition of columns or elimination of thus new design element (Condition 12). RECOMMENDATION: Adopt Planning Commission Resolution 99-_, approving the prototype residences and landscaping for Tract 27519, subject to the attached Findings and Conditions of Approval. Attachments: 1. Tract Map Exhibit 2. Planning Commission Report of April 13, 1999 (Excerpt) 3. April 13, 1999, Planning Commission Minutes (Excerpt) 4. Large Architectural Plans (Commission only) Prepared by: Submitted by: dreg_: , p6 dell, Asso late Planner Christine di lono, Plan6ing Manager SRPCSSDP648Rev - 33 Page 2 of 2 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THREE PROTOTYPE HOUSING UNITS AND LANDSCAPING IN TRACT 27519 UNDER SITE DEVELOPMENT PERMIT 99- 648, SUBJECT TO CONDITIONS CASE NO.: SITE DEVELOPMENT PERMIT 99-648 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13th and 27th days of April, 1999, consider the request of Century -Crowell Communities to approve architectural and landscape plans for three prototype residential units to be constructed on the west side of Dune Palms Road approximately 100-feet south of Desert Stream Drive in Tract 27519, more particularly described as: Assessor's Parcel No.: 604-061-009; Portion of SW 1 /4 of Section 20, T5S, R7E, S.B.B.M. WHEREAS, the Architecture and Landscape Review Committee for the City of La Quinta, California, did on the 7th day of April, 1999, recommend approval of the prototype units and landscaping for Tract 27519, by adoption of Minute Motion 99-009, subject to conditions; WHEREAS, the City Council of the City of La Quinta, California, did on the 5th day of January, 1999, approve Tentative Tract Map 27519 under Resolution 99-7, permitting the subdivision of 17.6 acres into 70 single family and common lots, subject to the prototype residential plans being approved by the Planning Commission; WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3(A) of the Guidelines For Implementation; 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, pursuant to Sections 9.60.330 and 9.210.010 of the Zoning Code: 1 . The proposed units vary from 1,500 to 2,008 square feet in size which is larger than 1,400 square feet required by the RL District. The project is consistent with the Zoning Code in that the prototype plans will meet all of the development standards of the RL District, including building height, setbacks, and garage requirements. No two story units are proposed as a part of this approval. 2. Building elevations will have varied architectural design elements as required by Section 9.60.330 of the Zoning Code. The proposed detached single family A:\RESOPCSDP648.wpd - 32 Planning Commission Resolution 99-_ Site Development Permit 99-648 April 27, 1999 residential units have concrete roofing, stucco exteriors, and other architectural features that are similar to houses being built in the immediate area. Conditions 10-12 require architectural upgrades before building permits can be issued. 3. Specimen trees are proposed for the houses exceeding the minimum landscape requirements of the RL District. Plant material is varied to create an aesthetically pleasing streetscape. The common area landscaping is attractive and compatible with existing improvements to the north, provided Oleander and Pine trees are not installed. The recommended conditions ensure compliance with Code requirements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby approve Site Development Permit 99-648 for the reasons set forth in this Resolution, subject to the attached Conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 27th day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, CHAIRMAN City of La Quinta, California ATTEST: .BERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR City of La Quinta, California A:\RES0PCSDP648.wpd - 32 PLANNING COMMISSION RESOLUTION 99-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-648 APRIL 27, 1999 GENERAL CONDITIONS 1. Final front yard landscaping and irrigation plans shall be submitted for review by the Community Development Department prior to issuance of the first building permit. The specimen tree sizes used for front yard areas shall have 1.5- and 2.0-inch calipers. All trees shall be double staked to prevent wind damage. The plans shall comply with Chapter 8.13 (Water Conservation) of the Municipal Code. Landscape and irrigation plans shall be approved by the Community Development Department, Coachella Valley Water District, Riverside County Agricultural Commissioner before they will be considered final. 2. Prior to final map approval by the City Council, common area landscaping plans shall be submitted for review by the Public Works and Community Development Departments, pursuant to the Conditions of Approval for Tentative Tract Map 27519. Mexican Fan palm trees (minimum 8' high brown trunks) shall be added to the planting program for Dune Palms Road. 3. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season installed. 4. Substitute smaller shrub for Nerium Oleander "Red" standard in parkway area. Oleander and pine trees shall not be used in parkway and retention basin areas. 5. Permanent irrigation and groundcover shall be installed in the existing Eucalyptus tree grove. 6. Pedestrian access gates shall be constructed of tubular steel or wrought iron. 7. Fencing for the prototype houses shall be decorative masonry with block caps for areas facing street frontages. 8. Permanent tract identification signs shall be approved by the Community Development Department prior to fabrication and/or installation (i.e., Sign Permit application). Cond pc sdp 648 - 32 Page I of 2 9. All conditions of Resolution 99-7 for Tract 27519 shall be met. 10. The building elevations shall be revised to include decorative chimney caps. 11. Prior to issuance of building permits, the Plan 2's rear elevation roof line shall be modified to include either a hipped or front facing gable roof style. 12. Prior to issuance of building permits, the gable tiled entry overhang for Plan 5B shall be eliminated or extended and columns added. 13. The precise plan plot shall be submitted to the Building and Safety Department for plan check review and approval. The plans shall be submitted to the Community Development Department for approval, prior to issuance of any building permits issued for units authorized by this approval. 14. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. Cond pc sdp 648 - 32 Page 2 of 2 ATTACHMENTS .LN3nWVd3O-JNIN1 i j d'ATTACHMENT 1 0 i Dune Palms Road. � r— 0 O � 1 iLl 0 it -I 41A t U n a! Lu Y� Ax � III 7-0 � u gag Z 4� a W o - •si�� Yiu�l t.•: a ii>s: i tr 'efg 0 W. •?7 .rAML— CO y tC ca — n:+d a i o:7 i °:i• Z A e R� IN o:i Z all 1 i e;i K Camino Vista a �,i n�� a*� a�� a.� aid-. •T.ia:i 0 U3 • DATE: CASE. NUMBER: APPLICANT/ PROPERTY OWNER: LOCATION: STAFF REPORT PLANNING COMMISSION APRIL 13, 1999 Attachment 2 SITE DEVELOPMENT PERMIT 99-648 CENTURY-CROWELL COMMUNITIES (MR. ED KNIGHT, PROJECT DIRECTOR) APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE AND ON THE WEST SIDE OF DUNE PALMS ROAD REQUEST: RECOMMENDATION TO APPROVE THREE PROTOTYPE RESIDENCES AND LANDSCAPING PLANS FOR USE IN TRACT 27519 (ALISO DEL REY) ARCHITECT: LANDSCAPE ARCHITECT: GENERAL PLAN AND ZONING DESIGNATIONS: BENJAMIN AGUILAR AND ASSOCIATES IMA DESIGN GROUP INCORPORATED LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS/ACRE)/RL (LOW DENSITY RESIDENTIAL DISTRICT) On January 5, 1999, the City Council adopted Resolutions 99-7 approving the subdivision of 17.6 acres into 70 single family and other common lots under Tentative Tract Map 27519 (See�Attarchm'ent 1). Condition #90 requires the prototype house plans to be approved by the Planning Commission. SRPCSSDP648 - 32 Page 1 of 3 Section 9.60.330 (Residential Tract Development Review) of the Zoning Code requires review of the prototype house plans by the Planning Commission as a Business Item insuring the plans are architecturally appealing. Project Proposal The applicant proposes three residential prototype plans each with three facade options within Tentative Tract Map 25719, a recently approved subdivision of 70 single family lots located south of the Topaz development. The prototype floor plans vary from 1,500 square feet to 1,718 square feet in size. Plan 5 can be increased to 2,008 square feet by converting the third car garage parking space to living space. Each prototype plan is described below: Plan 2 Plan 3 Plan 5 1,500 square feet 1,700 square feet 1,718 square feet to 2,008 square feet 3 bedrooms 3 bedrooms 2 or 3 bedrooms 2 car garage 2 car garage 3 or 2 car garage All plans are one-story (14-feet to 16-feet high), and include attached garages for two or three cars. Model homes are planned for construction on Lots 41 and 42 under Minor Use Permit 99-122. A Mediterranean architectural style is proposed for the project, utilizing exterior plaster walls and concrete S-tile roofing. Desert color tones (e.g., various shades of brown and grey) are proposed for the exterior building surfaces. The material sample board will be available at the meeting. The typical front yard landscaping plan is attached. Front yards include a minimum of three to five specimen shade trees (i.e., 1.5" and 2.0" calipers), and numerous shrubs highlighted by mounded lawn and/or groundcover areas. Shrub types vary based on location around the houses and exposure to the sun. Landscaping is also proposed for the retention basin and Dune Palms Road parkway, consisting of trees and shrubs clustered throughout. Lawn is used primarily for coverage in the retention basin. Access to the basin is provided by a concrete ramp located at the south side. Parkway walls are masonry clad in stucco with pilasters. SRPCSDP648 - 32 Page 2 of 3 Open wrought iron sections are proposed adjacent to the retention basin. Existing Eucalyptus trees along the north side of the retention basin will be retained, as required by the Tract approval. Public-NQtLce - A letter was mailed to adjacent property owners by the Community Development Department on March 24, 1999, informing the owners that the Planning Commission would be reviewing the prototype house plans at this evening's meeting. Any written correspondence received will be handed out to the Planning Commission at the meeting. On April 7, 1999, the Architecture and Landscape Review Committee met to evaluate the architectural and landscaping plans for Tract 27519. The Committee, on a 2-0 vote adopted Minute Motion 99-009, recommending to the Planning Commission approval of the preliminary plans of the applicant, subject to conditions. A copy of the draft Minutes from the meeting is attached (S AS "tw2). The recommended conditions of the Architecture and Landscape Review Committee have been incorporated into the attached Conditions of Approval. Conditions 10-13 require the developer to make architectural upgrades to the side and rear building elevations through the use of clipped gables, roof dormers and other design treatments pursuant to the requirements of Section 9.60.330 of the Zoning Code, before building permit issuance is allowed. Adopt Planning Commission Resolution 99-_, approving the prototype residences and landscaping for Tract 27519, subject to the attached Findings and Conditions of Approval. Attachments: 1. rac,P°Map FXhibit,, 2., Dfz(it ALI3t Mindies of., pril -kr 1999 (Exc pt) 3. Large Afchite6iural Pfans (C mmisof6n Prepared by: Submitted by: e v are, dell, Associa a tanner Christine di forio, PI nning Manager SRPCSDP648 - 32 Page 3 of 3 Attachment 3 Planning Commission Minutes mat-4-iE39�i -- 6. Commissioner Abels stated he was glad to have this site approved to improve the wireless communications in La Quinta. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99- 027 Certifying a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 99-377. ROLL CALL: AYES: Commissioners Abels, butler, Robbins, and Chairman Tyler. NOES: None. ABSENT: Commissioner Ka. ABSTAIN: None. 8. There being no further discuin, it was moved and sewnded by Commissioners Abels/Butler to a 31 P141mirig Commission Resolution 99- 028 approving Conditional Use Permit"-043, subject to the Findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler. NOES: None. ABSENT,- Commission Kirk. ABSTAIN: None. Commissioner Kirk rejoined the Commission. VII. BUSINESS ITEMS: A. Site Developmen Pgrmit 99- g; a request of Century -Crowell Communities for approval of three new prototype residers and landscaping plans located south of Desert Stream Drive on the west iide of Dune Palms Road in Tract 27519 (Aliso Del Rey). 1. Chairman Tyler asked for the staff report. Principal Planner Stan Sawa dented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked if there were any questions of staff. Commissioner Abels asked if the issues with the Golf School had been resolved. Staff noted it was in the process and the tract map had a condition requiring it to be resolved. 3. Commissioner Kirk asked if the Architectural and Landscaping Review Committee request for additional conditions had been addressed. Staff noted Conditions #4, # 10, # 11, and # 12 all addressed their concerns. 4. Commissioner Butler asked staff to explain the clipped gable as he did not believe it added anything to the ridge line. Staff noted they were not concerned with the clipped gable as much as the applicant breaking up the ridge line. The building must take a jog or change in its elevation on any CAMy Documents\WPD0CS\PC4-13-99.wpd Planning Commission Minutes M -9 �999 future proposals. As this project was further along in its development stages, the ALRC was recommending the applicant provide alternatives that do not necessarily require a change to the building footprint. This applicant has not submitted any changes per their request, but they are conditioned to have the changes approved by staff. Discussion followed regarding potential alternatives to changing the ridge line. 5. Chairman Tyler stated he had a concern with Plan 5 in regard to the master bedroom and the retreat room. 6. There being no further questions, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Ed Knight, representing Century - Crowell Communities, stated they would work with staff to change the ridge line on the two prototypes. In regard to the Plan 5, they did remove the wing walls that allowed the retreat room to be converted to a bedroom. 7. Chairman Tyler asked when the applicant would be submitting the alternative designs for the ridge lines. Mr. Knight stated they would be ready in about 45 days. The screening for the golf school is costly and to date Mr. Hopkins has agreed to let them put the fence on the school property. 8. Commissioner Butler asked if the air conditioning for Plan 5 would be upgraded to accommodate the bedroom option on the garage. Mr. Knight stated it was included in the Title 24 calculations. 9. Commissioner Butler stated he would like to see the new drawings come back to the Planning Commission. Commissioner Kirk concurred, that due to the nature of the tract and the location, he too would like to see it come back to the Commission. Commissioner Robbins concurred; he did not believe there was that much difference between the front elevations or the rear elevations and both should be addressed. 10. Commissioner Abels stated he would like to see this item continued to give the applicant time to make changes to the elevations. Mr. Knight stated he would prefer the continuance. 11. There being no further discussion, it was moved and seconded by Commissioners Butler/Kirk to continue Site Development Permit 99-648 to April 27, 1999, to give the applicant time to change the building elevations on the facade in regard to roof height as well as design articulation for more diversity. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None. C:\My Documents`,WI'DOCS\PC4-13-99.%N,pd PLANNING COMMISSION STAFF REPORT DATE: APRIL 27, 1999 CASE NO.: SIGN APPLICATION 94-257, Amendment #1 APPLICANT: DOMINO'S PIZZA SIGN COMPANY: IMPERIAL SIGN COMPANY (NANCY COBB) REQUEST: APPROVAL OF A A DEVIATION TO AN APPROVED SIGN PROGRAM TO PERMIT NEW CORPORATE SIGNS FOR AN EXISTING BUSINESS LOCATION: NORTH SIDE OF HIGHWAY 111 IN THE ONE -ELEVEN LA QUINTA SHOPPING CENTER, EAST OF CARLS JR. (78-702 HIGHWAY 11 1) 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: Domino's Pizza opened in late 1994, and received Planning Commission approval of the existing signs on September 27, 1994. Corporate style signs were approved on the north, south, and east sides of the building, which also houses Blockbuster Video. SIGN REQUEST: Domino's Pizza has changed their corporate signs and are requesting approval to install these new signs (Attachment 1). The original signs were approved under the provision in the One -Eleven Shopping Center sign program that allows a national tenant with 5 or more outlets to to use their corporate signs with Planning Commission approval. With regard to size, the approved sign program requires 24" high internally illuminated Helvetica style channel letters, with the length permitted to be 75% of the lease width, up to a maximum of 50 square feet. cApc rpt sa 94-257 am 1 Existing Signs: The existing facing south Highway 1 1 1 sign on the tower structure is a vertically mounted 5' X 5' (25 square feet) internally illuminated red, white, and blue logo. The existing internally illuminated channel letter signs facing the north and east parking areas are identical in design only, reading "DOMINO'S PIZZA" in blue letters, with a 2' X 2' logo on the left side mounted on the stucco fascia. The existing north facing letters are one foot high by 14 feet long (16 square feet including logo), while the existing east side letters are 1 '-2" high by 14 feet long (20.3 square feet including logo). Proposed Signs: The proposal for the south Highway 111 side is to replace the logo with an "arch" shaped, internally illuminated cabinet sign, 16' long, varying between 3' and 4'-2" high, and 6" to 2'-2" deep. The sign reads "Domino's" in white letters on a blue background, with "The Pizza Delivery Experts" at the bottom on a red stripe background. This stripe extends 6" from the wall. The total size of this sign is approximately 36.5 square feet. The face of this sign, including letters, will be constructed of panaflex, which is a heavy high tech vinyl material. An angled 2'-10' X 2'-10" red, white, and blue logo is included on the left side of the blue background. The replacement signs proposed for the north and east sides will be identical at 1 '-6" high by 12' long and read "Domino's Pizza"in red internally illuminated channel letters with a detached blue stripe below. An angled 2' X 2' logo is placed on the left side of each sign. The total square footage of each sign, including stripe, and logo is approximately 34 square feet. STATEMENT OF MANDATORY FINDINGS: One of the two findings needed to approve this request can be made as noted in the recommended findings and conditions. The second finding that all signs proposed in the center are in harmony and visually related via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type or sign shape cannot be made in the case of the sign facing Highway 111. This arch shaped cannister sign is not in conformance with other main corporate tenant signs throughout the center due to its internally illuminated cannister style. These types of signs have not been approved by the Planning Commission for main identification signs. W. Simmons Mattress, next to Wal-Mart, in -lieu of an internally illuminated cannister, received Planning Commission approval to paint their triangular shaped background on the wall, with "W. Simmons" individual internally illuminated letters. Although withdrawn prior to approval because the landlord would not approve it, Wells Fargo Bank inside Albertson's had proposed a similar sign with the rectangular background flat painted metal, instead of an internally illuminated cannister sign. Opc rpt sa 94-257 am 1 Therefore,_ Staff recommends replacing the cannister sign with individually mounted channel letters and loco The blue and red cannister background should be either removed, painted on the wall or provided on a non -illuminated painted flat material (Condition #2) . RECOMMENDATION: Adopt Minute Motion 99-_, approving SA 94-257, Amendment #1, subject to the attached findings and conditions: Attachments: 1. Sign exhibits (for Planning Commission only) Prepared by: Submitted by: Stan B. Sawa, Principal Planner Christine di lorio; Planning Manager cApc rpt sa 94-257 am 1 MINUTE MOTION 99- SIGN APPLICATION 94-257, AMENDMENT #1, DOMINO'S FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED APRIL 27, 1999 FINDINGS: 1. The sign is consistent with the purpose and intent of the Zoning Code in that it provides identification for the business and complies with the development standards of the Code and sign program. 2. With the recommended changes, the signs are in harmony and visually related to the other signs in the One -Eleven La Quinta Shopping Center via common design elements and compatibility with the building the signs are proposed on. The signs will not adversely affect surrounding land uses or obscure adjacent signs due to their design and placement on the building in locations where their are existing signs. CONDITIONS: 1. The installer/applicant shall obtain a building permit prior to any installation work on the sign being started. 2. The blue background and red stripe with "The Pizza Delivery Experts" on the south facing wall shall be either removed, painted on the wall of the building or painted on a flat material that is mounted to the wall of the building. 3. Final plans shall be reviewed by the Community Development Department prior to obtaining building permit. Stan c\pc coa sa 94-257, am 1.wpd B 1 #C STAFF REPORT PLANNING COMMISSION DATE: APRIL 27, 1999 CASE NO.: CAPITAL IMPROVEMENT PROJECT 98-1 1 REQUEST: APPROVAL OF PARKWAY LANDSCAPING LOCATION: CALLE RONDO, FROM AVENIDA NUESTRA TO CALLE TAMPICO APPLICANT: CITY OF LA QUINTA REPRESENTATIVE: RAY LOPEZ ASSOCIATES, ASLA ZONING: LOW DENSITY RESIDENTIAL Cal �i I�.T_T>l7-A_1T DESIGNATION: LOW DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USE: WEST: LOW DENSITY RESIDENTIAL - DESERT CLUB ESTATES EAST: LOW DENSITY RESIDENTIAL & GOLF COURSE - CITRUS GOLF COURSE BACKGROUND AND OVERVIEW: Property Description The area of land within the scope of Capital Improvement Project (CIP) 98-1 1 consists of the Calle Rondo parkway from Avenida Nuestra to Calle Tampico. Project Description The proposed conceptual landscaping improvements are part of CIP 98-11. Conceptual landscaping improvements are proposed within this parkway to coordinate with storm drain channel improvements which complete this project. Application Under Consideration The request is for approval of conceptual parkway landscaping plans associated with CIP 98-1 1. S:\cdev\990427.vvpd Landscape Plan The proposed parkway landscaping improvements are consistent with the "Citrus" perimeter landscaping improvements recently installed along Avenue 52 and Jefferson Street. The type of landscaping proposed will provide for low maintenance and coordinates with proposed storm drainage channel improvements within the parkway. Native plant material is proposed, such as Bottle Trees, Bougainvillea, and Turf as indicated in the conceptual landscape plans, (see Attachment #1). Lighting Landscape lighting is not proposed within the Calle Rondo parkway. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The conceptual landscaping plans were reviewed by the Architecture and Landscaping Review Committee at their April 7, 1999, meeting. The Committee reviewed the proposed plans and recommended approval of CIP 98-11 as submitted, (see Attachment #2). ANALYSIS AND ISSUES: General Plan Consistency The General Plan Circulation Element provides for enhancement of the City's streetscape and image corridors. The proposed parkway improvements adjacent to Calle Rondo create an attractive streetscape that enhances the identity and character of La Quinta. The proposed improvements associated with CIP 98-1 1 are consistent with the General Plan goal of a circulation system which maintains the urban design character and identity desired by the citizens of La Quinta. RECOMMENDATION: 1. Adopt Planning Commission Resolution 99-_, approving Capital Improvement Project 98-11. Attachments: 1. Calle Rondo Conceptual Landscape Plans 2. Architecture and Landscaping Review Committee Meeting Minutes, April 7, 1999 Prepared & Submitted by: Steve Speer, S/enTor Engineer S:\cdev\990427.wpd PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CAPITAL IMPROVEMENT PROJECT 98-11 CAPITAL IMPROVEMENT PROJECT 98-11 CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27th day of April, 1999, hold a duly -noticed Public Hearing for consideration of conceptual landscape improvement plans for Calle Rondo, from Avenida Nuestra to Calle Tampico; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Capital Improvement Project 98-1 1: Finding Number 1 - Consistency with General Plan: A. The Circulation Element of the General Plan promotes development of landscaped parkways adjacent to the City's circulation system. In this way, the project is consistent with the goals, policies and intent of the La Quinta General Plan Circulation Element. Finding Number 2 - Consistency with Zoning Code: A. Calle Rondo parkway landscaping is consistent with the City's Zoning Code in that water efficient and drought tolerant plant material, subject to the approval of the Riverside County Agricultural Commissioner and the Coachella Valley Water District are proposed. Finding Number 3 - Landscape Design A. The proposed landscaping improvements incorporate native plants, shrubs, and trees within the Calle Rondo parkway which will provide a visual relief against perimeter walls, de-emphasize improvements related to the Calle Rondo drainage channel, provide a harmonious transition between adjacent land uses, and provide an overall unifying influence to enhance the visual continuity of the area. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend approval to the City Council of Capital Improvement Project 98-1 1 for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 27th day of April, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California S:\cdev\990427.wpd WATCHUNE 03IdY4VI 311VO L j 21AM,0 i HvIP20VFM[ LANDSCAPE PLAN SrA. 1?+78 96 TO STA, 16+000G .\ ) ��, CN F.� 11 3Nr*=Vn rrom �iwovvis .,,..o.....,—I...... ..........a.,..,, „ ,.,.. ,,._........,.,....�.. ... Della Davis 77500 Aveinda Fernando La Quinta CA 92253 April 22, 1999 La Quinta Planning Commission La Quinta. CA 92253 Dear Planning Commissioners; For public safety, please discourage application for and deny an), more building permits in the Obregon/Avenida Fernando area. This is the entrance to many housing areas: the Santa Rosa Cove, the Tennis Villa's, The Mountain Estates, The Enclave. To allow further construction here creates the high risk of multiple safety violations. We have seen first hand the dangerous situations caused by the impact of construction. Already. with the road work on Obregon, emergency vehicles have been blocked by traffic backup at the Santa Rosa Cove gate. Huge materials delivery trucks, back up around the gate, and up and down Obregon. We saw a driver, oblivious to children hotel guests crossing the street. Trucks park for hours in no parking fire lanes. The construction has broken major water mains on the street to our homes, blocked fire roads, and closed off our portions of our own entrance. Furthermore there are repeated dangerous situations occuring as pedestrians, (hotel guests,) mix with heaNy equipment. Now, as the spa and casita are inhabited, there will be an even greater car and pedestrian traffic impact. Nov.--, it is even more crucial to stop any more construction on the entrance corner of Obreaon and Avenida Fernando. Sincerely. Della Davis 1 -26' 99NON) 14:44 CENTURY CROWELL GOMMUNI'1'IES rtL:VUy Osi UU4i r. uuc CENTURY HOMES Century Crowell Comrnunitles Kelly McGilliard Operations Manager PGA. West Residential Assoc., Inc. P.O. Box 1060 La Quinta, CA 92253 Subject: Tanglewood Lots Tract No.23322-5 Dear Kelly, April 26, 1999 This correspondence constitutes a written update relative to Century's compliance with H.O.A demands for the above referenced project. For your reference, I have attached a list of those demands. As of this date, the following items have been addressed: A written request was submitted to the Planning Commission to continue the public hearing on this project to April 27, 1999, and to withdraw the Riviera lots from the application for future review(Copy Attached). Phase I of the project shall include lots 1 through 12 with lots I and 2 as models and lot 3 as parking. Century has agreed to include 100% of the landscaping in the H.O.A budget. Utility meters will be located so as to be screened behind the entrance gates. Crates will be designed without locks. Conceptual plans for landscaping, and the pool areas has been completed and will be submitted to the H O.A. for review tomorrow the 27th These designs are based upon a meeting that was held on April 16, 1999 and which included Bill Bobbitt, Richard Price and myself. Overhead patio structures will be offered as a standard feature instead of an option. Type v Concrete with a membrane will be used in the construction of slabs and exterior flat work_ Privacy windows have been designed at 6 feet above finished grade. The exposed wood at the entrance of Elevation A will be eliminated, 1535 South "D" Street, Suite 200 - San Bernardino, CA 92408 (909) 381-6007 - FAX (909) 381-0041 194-26-99 15:49 RECEIVED FROM:909 381 0041 P-62 1. -26' 99 (MON) 14:45 CENTURY CROWELL COMMUNITIES TEL:909 381 0041 P.003 All dwelling units have been located to provide a minimum of 10 feet between structures. Electricity and lighting will be regulated by the irrigation system, with up -lighting on trees and landscaping. Finally, the wall at the corner of Arnold Palmer has been adjusted to allow a minimum of 10 feet from the street right-of-way. In addition to the above referenced items, Century has agreed to work closely with Mr. Don Adolf relative to architectural enhancement of the units, ie. Varied roof colors, deviations in stucco colors and textures, etc_, but as of yet has not received his comments on a marked up set of house drawings. A revised materials board will be provided when Don's comments are received and design parameters are established. Based upon our performance and cooperation to date, and given the magnitude of what has been accomplished in this short 2 weeks since our meeting on the 13"', I would hope that the Association deems it fit to allow Century to proceed with processing City entitlements, with the understanding that all issues will be resolved prior to the issuance of building permits_ In closing, I am attaching two sets of revised plot plans reflecting the changes that were requested by Don Adolf. Thank you in advance for your cooperation in this matter. Yours Truly, Kent W. Armstrong Project Director MydocssUntlpgawcnhoa 04-26-99 15:56 RECEIVED FROM:909 381 8041 P.63 OUMMAAY ACTION ITEM UST: Foam molds shall be covered by wire mesh and stuccoed. Minimum space between units to be 10', Electricity and Lighting to be regulated by irrigation system. There shall be uphghting on trees and landscaping. 1.) 13i11$obbitt to meet with Landscape Architect 2), Don Adolph to mark up set of elevations 3:) Mr. Armstrong to provide color / material board 4) Kelly McGall.iard to give Mr. Armstrong set of pool plans (7G) 5) Mr. Armstrong to confirm use of Type 5 Concrete / Membrane 6) Mr. Armstrong to withdraw Canterbury Circle from application - Tanglewood and Canterbury Circle to be treated as separate projects. 7) HOA to wnlirm how construction traffic shall ingress and egress property. Please confirm in writing that the above stated conditions shall be adhered to and the items requested to be submitted shall arrive at the Homeowners' A&sociation office in a time frame that allows review piior to the Plarming Commission Meeting. Thank you for your cooperation. Sync y, C Ily cGalliard Operations Manager Tom ueue�vvw Della Davis 77500 Aveinda Fernando La Quinta CA 92253 April 22, 1999 La Quinta Planning Commission La Quinta. CA 92253 Dear Planning Commissioners; For public safet<T, please discourage application for and deny any more building permits in the Obregon,Avenida Fernando area. This is the entrance to many housing areas: the Santa Rosa Cove, the Teimis Villa's, The Mountain Estates, The Enclave. To allow further construction here creates the high risk of multiple safety violations. We have seen first hand the dangerous situations caused by the impact of construction. Already. with the road work on Obregon. emergency vehicles have been blocked by traffic backup at the Santa Rosa Cove gate. Huge materials delivery trucks. back up around the gate, and up and down Obregon. We saw- a driver, oblivious to children hotel guests crossing the street. Trucks park for hours in no parking fire lanes. The construction has broken major water mains on the street to our homes, blocked fire roads. and closed off our portions of our own entrance. Furthermore there are repeated dangerous situations occuring as pedestrians, (hotel guests,) mix with heavy equipment. Now, as the spa and casita are inhabited, there will be an even greater car and pedestrian traffic impact. Now, it is even more crucial to stop any more construction on the entrance corner of Obregon and Avenida Fernando. Sincerely. Della Davis Parcel Map 29052 45 a. iv. In the event any of the above improvements are constructed by the City prior to the Applicant recording a final map pursuant to this tentative parcel map, the Applicant shall reimburse the City, at the time the final map is approved by the City Council, for the cost of that portion of the improvements constructed by the City that are required by these Conditions of Approval. T:1PW DEPT\STAFF�SPEER\MEMOS\990427b.ss