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PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
May 11, 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 99-032
Beginning Minute Motion 99-005
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for public hearing.
Please complete a "Request to Speak" form and limit your comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes for April 27, 1999
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS:
CONTINUEDENVIRONMENTAL
9052 98-3759
A. Item ...................
SPECIFIC PLAN03 AND PARCEL MAASSESSMENT
GENERAL, PLAN AMENDMENT 98-060, ZONE CHANGE 98-
089, AND TENTATIVE TRACT MAP 29053
Applicant...........
Lundin Development Company
of Jefferson Street and 50' Avenue
Location............
Request .............
Northwest corner
I. Recommend approval of a Mitigated Negative Declaration of
environmental impact
2. Recommend approval of development principles and design
guidelines for a 111,000 square foot shopping center;
3. Recommend approval of a subdivision of 12.5 acres into seven
parcels and one remainder parcel;
4. Recommend approval of a General Plan Amendment from
Community Commercial to Low Density Residential;
5. Recommend approval of a Zone Change from Community
Commercial to Low Density Residential; and
6. Recommend approval of a Tentative Tract Map to create 103 single
family lots on 33 net acres
Action ...............
Resolution 99-_, Resolution 99-_, Resolution 99-_,
Resolution 99- , Resolution 99-_, Resolution 99-_
B. Item .................. SITE DEVELOPMENT PERMIT 99-651
Applicant.......... Valentine Professional Services for Laguna de la Paz Homeowners
Association
Location........... North side of Eisenhower Drive west of Was
Street it
Laguna de la Paz
Request............ Approval of the development plans for a Clubhouse buildin€
addition and modifications to the recreational facilities and twc
parking lots
Action .............. Resolution 99-_
C. Item .................. SPECIFIC PLAN 84-004 AMENDMENT #3, GENERAL FLAP
AMENDMENT 99-062, AND CHANGE OF ZONE 99-090
Applicant.......... T. D. Desert Development
Location........... South of Avenue 48, north of Avenue 50, east of Jefferson Stree
and west of Washington Street.
Request............ Approval an amendment to the Specific Plan which gene
rall
removes 30 acres of Tourist Commercial use at the corner c
Avenue 48 and Jefferson Street and replaces it with golf course an
residential development uses, a General Plan Amendment an
Change of Zone removing 30 acres of Tourist Commercial use ar
replaces it with Golf Course and Low Density Residenti,
development at the corner of Avenue 48 and Jefferson Street
Action .............. Resolution 99-_, Resolution 99-_, Resolution 99-_
PC/AGENDA
GREEN SPECIFIC PLAN 97-031
D. Item .................. VILLAGE ON TRITE DEVELOPMENT PERMIT 97-618
AMENDMENT #1, S
AMENDMENT #1
Applicant.......... Catellus Residential Group/La Quinta Redevelopment Agency
Location........... Northwest corner of Jefferson Street and 4e Avenue
Request............ Approval of development plans for gated entries and pool with
restroom/shower building and landscaping for a 26 acre single
family residential lot subdivision and ten acre,. 118 senior
apartments with recreational amenities.
Action .............. Resolution 99-_, Resolution 99-_
E. Item ................... SITE DEVELOPMENT PERMIT 99-603
Applicant........... Stamko Development/Mazda Superstore/Indio Chrysler Center
Location............ South side of Highway 111, between Adams Street and Dune Palms
Avenue
Request ............. Approval to amend the building elevations, landscaping plans and
development plans for two of the three auto sales facilities
Action ............... Resolution 99-
F. Item .................. SITE DEVELOPMENT PERMIT 99-651
Applicant.......... KSL Recreation Corporation
Location........... East side of PGA Boulevard south of Avenue 54
Request............ Approval to relocate existing corporate office modular units fron
the southern terminus of PGA Boulevard to a four acre site
including landscaping as an existing interim use.
Action .............. Resolution 99-_
VI. BUSINESS ITEMS:
A. Item......... MASTER DESIGN GUIDELINES 99-003
Applicant........... Lench Design Group for La Quinta Partners/William Rogers
Location............ Cove area
Request ............. Approval of three new prototype residences and landscaping plans
Action ............... Minute Motion 99-
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Commission report on the City Council meeting of May 4,1999
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
7:00 P.M.
April 27, 1999
1. CALL TO ORDER
A. This meeting of the Planning Commission
.00 P.M. by
Chairman Tyler who asked CommissionerKirk to lead the flag salute.
B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler, Kirk,
Robbins, and Chairman Tyler.
C. Staff present: City Attorney Dawn Honeywell, Planning Manager Christine di Iorio,
Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary
Betty Sawyer.
11. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT ITEMS:
A. Chairman Tyler asked if there were any corrections to the Minutes of April 13, 1999.
There being no corrections, it was moved and seconded by Commissioner
Robbins/Abels to adopt the Minutes as corrected. Unanimously approved.
B. Department Report: None.
VI. PUBLIC HEARINGS:
A. Environmental Assessment 98-375. Specific Plan 98-034 and Parcel Man 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.
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. Staff
noted the Public Works Department requested a modification to the
condition: "In the event any of the above improvements are constructed by
to City prior to the applicant recording a final map pursuant to the phasing
concept approved for this Specific Plan, the applicant shall reimburse the
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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.
2. Chairman Tyler asked if there were any questions of staff. Commissioner
Abels asked staff why a supermarket was classified as a "big box". Staff
stated due to its size.
3. Commissioner Kirk asked staff how it was determined landscaping in the
parking lot was needed by eliminating 5% of the parking spaces. Staff stated
it was an arbitrary number to gain additional landscaping. Commissioner
Kirk asked what other projects had provided additional parking over that
required. Staff stated Home Depot was one example.
4. Commissioner Butler asked why staff was requesting to continue this item.
City Attorney Dawn Honeywell stated the project consisted of a commercial
and residential part. The Commercial portion was being presented to the
Commission first to allow them the opportunity to ask questions of staff
before the residential portion is presented at the next meeting and
recommended for Certification of the Mitigated Negative Declaration as a
complete package.
5. Commissioner Robbins asked if the applicant could be required to supply
more and larger trees instead of additional landscaping areas. Staff stated this
was possible.
6. Chairman Tyler asked staff how this project compared to the Lucky's Center
on Washington Street in relation to floor space. Staff stated their other
project was approved by Riverside County with the same parking
requirements as the City had previously had; that being one parking space for
every 400 feet for the market and the other retail should is one parking space
for every 300 square feet. Office uses were one per 250 square feet and
restaurants were one per 50 square feet.
7. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Mike Smith, Warner
Engineering representing the applicant, gave a description of the project. In
regard to the parking, the applicant believes the extra parking is needed and
does not agree with staffs request for additional landscaping. The applicant
would like to discuss the sign program at the next hearing. He then went on
to question Specific Plan Condition #24 under drainage as he would prefer
a landscaped retention basin. Parcel Map Condition #33 they would like to
request the centerline to be their property only. Condition #36 they would
like to make sure they are not in a "no win" situation as the adjoining
property will be required to retain their own drainage.
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S. Chairman Tyler asked if there were any questions of the applicant.
Commissioner Abels clarified that the applicant wanted to keep the 530
parking spaces. Mr. Smith stated yes, and according to their calculations they
have provided double the landscaping that is required.
9. Chairman Tyler asked the size of the parking spaces. Mr. Smith stated the
parking lot in Palm Desert has stalls that are smaller than what is required by
the City. Chairman Tyler questioned Parcel Map Condition #36 as the
adjoining property is all residential. Mr. Smith stated they were all
residential.
10. Commissioner Abels asked if Ralphs was intending to building on the
northeast corner in the City of Indio. Mr. Smith stated Ralphs was in the
process, but six or seven months behind this project.
11. Commissioner Robbins asked if the applicant would agree to larger trees and
more of them. Mr. Smith stated the client would not disagree to this.
12. Chairman Tyler stated he agreed large retention basins next to a thoroughfare
is unattractive and asked if it could be designed differently. Mr. Smith stated
the retention basin is placed where the water drains which is the front of the
building. Chairman Tyler asked where the residential retention basin would
be. Mr. Smith stated it would surround the CVWD site and would be a buffer
between the commercial and residential projects.
13. Commissioner Kirk stated he did not understand the reasons for the retention
basin being placed on the frontage. Then again on the residential it is behind
the supermarket. Mr. Smith stated each part had to retain its own drainage.
Discussion followed regarding drainage flow for the residential and
commercial projects.
14. Commissioner Kirk asked if the applicant had discussed the difference in the
parking spaces with staff. Mr. Smith stated they did not have the opportunity
15. Chairman Tyler stated he had a problem with the circulation as there was no
opportunity to exit and go north on Jefferson Street. Mr. Smith stated most
of the business would come from the south and they did not believe there was
a need for a northerly exit.
16. Chairman Tyler stated the delivery trucks would have to snake through the
project. Mr. Smith stated they had a direct line off Jefferson Street exiting
onto 50' Avenue.
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17. Commissioner Kirk asked Senior Engineer Steve Speer about the circulation
issues. Senior Engineer Steve Speer stated Jefferson Street is a Major
Arterial and there was not enough frontage length to have a full turn
movement. Avenue 50 is a Primary Arterial and they do not have 1200 feet
of frontage for a full turn movement. The residential project does have a full
turn on 50t' Avenue and staff had asked the applicant to join the two and the
applicant did not want to do this.
18. Commissioner Robbins asked if the north access to the residential was a full
turn. Staff stated no, it was to provide residents with the ability to turn left
into the shopping center. Commissioner Robins stated his concern was that
the residents could not go north on Jefferson Street. Staff stated this was
true, they would have to exit on 50t' Avenue and then go north on Jefferson
Street and make a U turn to go north on Jefferson Street.
19. Chairman Tyler asked how close they were to the required 2,600 feet before
a full access could be installed on Jefferson Street. Staff stated they only
have 1,600 feet of frontage.
20. Commissioner Kirk asked if the City of Indio's requirements for a full turn
access were the same. Staff stated it was unknown. The Rincon
development has a fall turn. When Jefferson Street is widened, Rincon will
only have a left turn in. Commissioner Kirk asked if there had been any
discussion with the City of Indio regarding the proposed Ralphs shopping
center in regards to circulation. Staff stated a full turn intersection would
require a General Plan Amendment. Staff is trying to limit the number of
signals on this type of street.
21. Chairman Tyler asked if there was any further public comment. Ms. Barbara
Barba, 48-806 Andorra Street, stated she lives in the Rincon development and
it is a residential development with exclusive homes. There are empty store
sites at Ralphs shopping center on Washington Street and the store is never
busy; why are more grocery stores needed? She stated they had not received
any information on this project as they live more than 500 feet from the
development. She would like to know what type of residential housing is
planned for the adjacent tract. They would like it to be compatible with their
development. Also, what is the price range, house size, etc. The aesthetic
value of their development will diminish. She then questioned the left turn
on Jefferson Street and asked if there was going to be a signal on 49'h
Avenue. Chairman Tyler stated the ultimate development of Jefferson Street
is not an issue under discussion at this time. Ms. Barba stated she hoped the
drainage would not go into their development.
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22. Commissioner Kirk stated that if this project were denied the area is still
zoned for 50 acres of commercial. The applicant is reducing the amount of
commercial to 12 acres.
23. There being no further public comment, Commissioners Abels/Robbins
moved to continue the public hearing to May 11, 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.
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 a new plot plan had been received prior to the
meeting.
2. Chairman Tyler asked if there had been any changes to the building
elevations. Staff stated no. Discussion followed regarding the Architectural
and Landscaping Review Committee (ALRC) recommendations.
3. Commissioner Butler asked staff about the letter received from the
homeowners' association (HOA). Staff stated the applicant should address
letter.
4. Mr. Kent Armstrong, representing Century -Crowell the applicant, stated he
had met with the HOA and they had reached an agreement on most of the
issues. He then went over the issues. He then stated he had a problem with
Condition #5 regarding the HVAC in the setback area.
5. Chairman Tyler asked Mr. Armstrong for a copy of the letter from the HOA.
6. Commissioner Kirk asked if they could approve the project subject to HOA
approval. City Attorney Dawn Honeywell stated it is not something that is
within the City's standard requirements and she would not recommend it.
7. Commissioner Butler stated that if there is a five foot sideyard, there is no
issue with the HVAC's location.
8. Ms. Kelly McGilliard, Operations Manager for the HOA Association, stated
she has been working with the applicant to obtain approval from the HOA.
The outstanding issues are the final landscaping and pool plans. The
objective is to have a plan that is compatible with the HOA. They would like
to request the approval be contingent upon the remaining issues being
resolved with the HOA.
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9. Chairman Tyler stated the required landscaping plans are limited to the front
yard and since this is a condo project the remaining landscaping is the
responsibility of the HOA. Ms. McGillard stated that as a condo project the
HOA will be maintaining the landscaping and therefore, is hoping for a good
working relationship.
10. Commissioner Kirk asked if the applicant was required to have HOA
approval before proceeding. City Attorney Dawn Honeywell stated the
CC&R's require it. Commissioner Kirk stated that if the Commission
approved the project, there is still a process whereby the applicant has to
obtain HOA approval. Staff stated yes that was true.
11. There being no further public comment, Chairman Tyler closed the public
participation portion of the hearing and opened the matter for Commission
discussion.
12. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Kirk to adopt Planning Commission Resolution 99-
029 approving Site Development Permit 99-647, subject to Findings and
Conditions of Approval as submitted/modified:
a. Condition #4 being deleted
ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler.
NOES: Commissioner Abels. ABSENT: None. ABSTAIN: None.
C. Specific Plan 83 001 Amendment #5 and Site Development Permit 99-642; a
request of Century -Crowell Communities for approval of an amendment to allow ten
foot front yard setbacks where 20 feet is required, and to increase the unit count;
approval of development plans for three new prototype residential plans ranging in
size from 1,892 to 2,418 square feet.
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 the applicant had submitted new plans regarding the
south side of Calle Norte today.
2. Chairman Tyler asked staff to identify the lots proposed and which homes
he was requesting the ten foot front setback on. Staff stated they have not
been identified by lots, but they are asking for the south side of Calle Norte
to have ten foot front setbacks.
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3. Commissioner Robbins asked why they were requesting the short driveway.
In his opinion, there is already a problem with insufficient parking because
the street is only 32 feet wide and parking is allowed only on one side.
4. Commissioner Robbins asked how the developer could put a house on a pad
that is lower than the dike elevation. Senior Engineer Steve Speer stated the
dike elevation is 50 feet and that elevation will be maintained within the
CVWD right of way. The reduced house pad elevation will occur on private
property only.
5. Commissioner Abels stated it does not make sense to have a 20 foot long
driveway across the street and allow five foot long driveways here.
6. Chairman Tyler asked why the Plan 3 unit length is different on the drawing
than on the footprint of and Plan 3?
7. There being no further questions, Chairman Tyler asked if the applicant
would like to address the Commission. Mr. Kent Armstrong, representing
the applicant, stated the request is null because the HOA would not approve
it. The idea is to reduce the front yard setback to get a usable rear yard. They
needs a variance to put the proposed plans on the lots.
8. Commissioner Butler stated the south side has a gradual grade and gets
higher as you go east. In order to maintain grades, some of the property
would be graded down to maintain it, then how can you keep the 50 foot
elevation required by CVWD. Mr. Armstrong explained. If he could have
a ten foot rear yard instead of 20 feet he could meet the 20 foot front yard
setback.
9. Commissioner Robbins stated he has a problem because the applicant
purchased the lots knowing the problems and they are not designing a house
to meet the lot constraints, but asking the City to grant approval to put their
standard home on a lot that it will not fit on.
10. Commissioner Butler stated that the Commission was looking for more hip
roofs and they are proposing gable roofs. Mr. Armstrong stated he was not
required to have a gable. Planning Manager Christine di Iorio stated they did
not pursue all hipped roof because the applicant proposed a mix of roof
styles. Instead staff requested a change in the roof material to be compatible
with the existing homes and provide a compatible color palette.
11. Chairman Tyler asked how high the retaining wall was on Exhibit "D". Mr.
Armstrong stated it was five feet and has a 3:1 slope that comes down to a
flat area.
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12. Commissioner Kirk asked if the unit length was different on the existing
units. They have a 17 foot setback and no restricted rear yard. Staff stated
they are adjacent to the golf course.
13. Commissioner Abels stated that as proposed he does not agree with the
project.
14. Chairman Tyler asked if anyone else would like to speak on this item. Mr.
Ken Landis, 78-020 Calle Norte, addressed Exhibit "A". He stated he bought
his home on the other side of the lake because of the view and now they are
proposing units that are packed next to each other and will resemble none of
the existing units. They need a green belt or separation between the
buildings.
15. Mr. Wayne Nystrom, 78-094 Calle Norte, president of Duna HOA, originally
supported the project because the houses would be the same size and
detached. However he has not seen any landscaping plans or pool renderings.
The average setback for driveways is 20 feet and 15 feet for a rear yard. They
are afraid because this is the smallest street and parking is already limited.
At this corner 17 feet is unacceptable. Basically, they have no problem with
the project, but they do not want to sacrifice driveways for a two one story
houses.
16. There being no further public comment, the public participation portion of the
hearing was closed and opened to Commission discussion.
17. Commissioner Abels stated the parking has not been addressed, but the
streetscape is not compatible.
18. Commissioner Kirk stated he is encouraged that the HOA is willing to work
with the applicant. He has a hard time understanding the request and when
the applicant submits a revision at the last minute before the Commission, he
has even more concerns. He is not against the request, but apprehensive.
19. Commissioner Butler stated he agrees with what has been stated and agrees
with staff s recommendations as he believes it will address the neighboring
homeowners concerns.
20. Commissioner Robbins stated he was not in agreement with any deviations
to the setbacks.
21. Commissioner Abels stated he is not against development, but this project
should be revisited with the issues raised by staff.
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22. Chairman Tyler stated he had a problem with Exhibit "B", but his main
concern is that if you stand on top of the berm and look south or southwest
with a view of the fairway and mountains, the developer stated they are down
in a hole and plans a retaining wall that is a travesity.
23. Commissioner Abels stated that due to the concerns raised he would like to
move to continue this item.
24. Commissioner Butler stated that the project proposed for the south side is not
in question. Staff stated the street proposed is 28 feet with 20 foot front yard
driveway setbacks.
25. Commissioner Abels stated he too felt there should be less units proposed.
26. Commissioner Butler asked if the Commission was asking the applicant to
redesign both sides of the fairway. Discussion followed as to the open space.
City Attorney Dawn Honeywell clarified that the specific plan has not been
built out and they are allowed the number of units requested. However, as
the applicant has opened the specific plan to revisions the Commission has
the opportunity to make any modifications they deem necessary.
27. Chairman Tyler asked if the applicant would like to have a continuance. Mr.
Armstrong stated he would withdraw the request and redesign the houses.
28. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Abels to continue Specific Plan 83-001,
Amendment #5, to May 25, 1999.
Chairman Tyler recessed the meeting at 9:13 p.m. and reconvened at 9:18 p.m.
D. Tentative Tract 29136; a request of KSL Land Corporation for approval to subdivide
286.6± acres into lots for future residential golf, course, private streets, and related
miscellaneous uses.
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 the letter from Coachella Valley Unified School
District should be of any concern. City Attorney Dawn Honeywell stated it
was their standard letter requesting additional funds.
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3. There being no further question, Chairman Tyler asked if the applicant would
like to address the Commission. Mr. Chris Bergh, MDS Consulting,
representing the applicant, stated they concurred with staff recommendation
and the conditions.
4. Chairman Tyler stated there were three prospective well sites and one was
right in the middle of the residential area and asked if they would have to
keep it there. Mr. Berg stated it was due to an existing private well site that
will be retained.
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.
6. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Butler to adopt Planning Commission Resolution 99-
030 recommending to the City Council approval of Tentative Tract 29136,
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.
VII. BUSINESS ITEMS:
A. Continued - 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
Kirk asked about Condition #11, what does staff want with Plan 2. Staff
stated they were looking for a new dimension to the rear elevation by asking
the applicant to include a front facing gable to stagger the roof line.
3. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Kent Armstrong,
representing Century -Crowell Communities, stated they concurred with
staff s recommendation.
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4. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
99-031 approving Site Development Permit 99-648, 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.
B. Sign Application 94-257 Amendment #1; a request of Domino's Pizza for approval
of a deviation to an approved sign program to permit a new corporate sign for an
existing business located within the One Eleven La Quinta Shopping Center.
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
Kirk asked if the sign program allowed 50 square feet per sign as they are
going to a total of 104 square feet. Staff stated they are going larger on all the
signs, but they are within the allowable square footage per sign.
3. Chairman Tyler stated there had been some recent court rulings regarding
what a city can do with national logos. City Attorney Dawn Honeywell stated
there had been some with regard to allowing corporate signs and the changing
of it, but the City can still control size and style of sign. The protection is in
regard to the logo, colors, and name.
4. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Rick Zanini, Dominos
Pizza, stated last year Dominos changed their signs and all franchises were
being required to meet the demand of Dominos. In regard to staff s
suggestion to opaque the sign background on the south facing sign, it is his
opinion it will not last. Businesses in the shopping center already have
cannister illuminated signs.
5. Commissioner Kirk asked staff if other businesses in the center had canister
signs. Staff stated they were approved as logo signs only as opposed to the
main identification sign that are all individually mounted channel letters.
6. Commissioner Robbins asked if the blue arch was back lit. Staff stated no,
it is internally illuminated. However, they can opaque the blue background
so the letters are only seen at night.
7. Commissioner Kirk stated he appreciated staff's recommendation, and asked
if they could give the applicant some latitude to work this out with his
corporate office.
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8. Commissioner Robbins stated he may not be able to order their standard sign,
but he could have a custom sign built to meet their requirements and still
comply with their corporate demands.
9. Commissioner Abels suggested allowing the applicant to research that option
with his corporate office.
10. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Kirk to adopt Minute Motion 99-004 approving
Sign Application 94-257, Amendment #1, subject to the Findings and
Conditions of approval as amended
a. The blue and red background shall be opaque.
The motion passed with Commissioner Abels voting no.
C. Capital Improvement Project 98-11, a request of the City for approval of parkway
landscaping on Calle Rondo, from Avenida Nuestra to Calle Tampico.
1. Chairman Tyler asked for the staff report. Senior Engineer Steve Speer
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
Kirk questioned whether the plants proposed were native materials. City
Attorney Dawn Honeywell stated they were a part of the City's approved
plant list.
3. Commissioner Kirk asked if this much turf was needed. Senior Engineer
Steve Speer stated yes, it is a 3:1 slope at many locations up and down the
Storm Channel to keep from eroding.
4. Chairman Tyler stated drainage grades go through the golf course, and asked
what the slab of concrete was for. Staff stated it is at the east end of La
Fonda for erosion control and water passes through the wall and the concrete
is there for erosion control.
5. Commissioner Kirk asked if there would be any discussion regarding public
area landscaping during the General Plan Update. Staff stated they would
note it.
6. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Minute Motion 99-005 approving
Capital Improvement Project 98-11. Motion passed with Commissioner Kirk
voting No.
CAMV Documents\WPDOCS\PC4-27-99.wpd 12
Planning Commission Minutes
April 27, 1999
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
IX. COMMISSIONER ITEMS:
A. Chairman Tyler gave a report on the City Council meeting of April 20, 1999.
B. Commissioner
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Abels/Butler 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 10:04 P.M. on April 27, 1999.
Respectfully submitted,
BETTY J. SAWYER, Executive Secretary
City of La Quinta, California
CAMy Documents\WPDOCS\PC4-27-99.wpd 13
PH #A-1
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999, CONTINUED FROM APRIL 27, AND 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: 1.) RECOMMENDATION FOR APPROVAL OF
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT;
2.) RECOMMENDATION FOR APPROVAL OF
DEVELOPMENT PRINCIPALS AND GUIDELINES FOR
A 111,000 SQUARE FOOT SHOPPING CENTER;
AND,
3.) SUBDIVISION OF 12.5 NET ACRES INTO SEVEN
COMMERCIAL PARCELS, AND A REMAINDER
PARCEL.
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 98-375 WAS PREPARED
FOR SPECIFIC PLAN 98-034 AND PARCEL MAP 29052
AND PROPOSED GENERAL PLAN AMENDMENT 98-060,
ZONE CHANGE 98-060, AND TENTATIVE TRACT MAP
29053 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.
ZONING: CC (COMMUNITY COMMERCIAL)
GENERAL PLAN
DESIGNATION: CC (COMMUNITY COMMERCIAL)
C:pc rpt sp 98-034 5-11
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
BACKGROUND:
This request was continued from the meeting of April 27, 1999, in order to allow the
Planning Commission to consider a combined Mitigated Negative Declaration prior to
acting on the applications (General Plan Amendment 98-060, Zone Change 98-060,
Specific Plan 98-034, Parcel Map 29052, and Tentative Tract Map 29053), as
required by the California Environmental Quality Act. Prior to that, this request was
continued from the meeting of April 13, 1999, at the request of the applicant in order
to allow time to resolve design issues related to the Specific plan. The Property,
located at the northwest corner of Jefferson Street and 50t' Avenue, is vacant and last
used as a citrus grove (Attachment 1). High voltage lines run adjacent to the south
and east property lines. The property has no entitlements on it.
Project Request
Proposed is a Specific Plan which permits 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 50" Avenue.
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 pad buildings with
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 50t' 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 2).
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 to the north and west (Attachment 3). 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.
C:pc rpt sp 98-034 5-11
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
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 50" Avenue for
cultural resources, and the entire site for paleontological resources.
STATEMENT OF MANDATORY FINDINGS:
Three of the four findings necessary to recommend approval of the specific plan can
be made, as noted in the attached resolution. 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 (Vi.f, pg. 16), 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 more than
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 50" Avenue.
The proposed sign program indicates approximately six ancillary information signs for
the Luckys/Sav-on building. This number of ancillary information signs has not been
permitted on other recent markets, and detracts from the appearance of the
architecture of the project. 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. With these conditions 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.
C:pc rpt sp 98-034 5-11 r 3
Findings necessary to recommend approval of the parcel map can be made and are
contained in the attached resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 99- , recommending to the City
Council, certification of a Mitigated Negative Declaration for Specific Plan 98-
034, Parcel Map 29052, General Plan Amendment 98-060, Zone Change 98-
089, and Tentative Tract Map 29053, subject to all mitigation measures.
2. Adopt Planning Commission Resolution 99- , recommending to the City
Council, approval of Specific Plan 98-034, subject to conditions.
3. Adopt Planning Commission Resolution 99- , recommending to the City
Council, approval of Parcel Map 29052, subject to conditions.
Attachments:
1. Location Map
2. Specific Plan 98-034 text
3. Parcel Map 29052 (large maps for Planning Commission only)
Prepared by: Submitted by:
���-A-
Stan B. Sawa, Principal Planner
Christine di lorio, PI nning Manager
C:pc rpt sp 98-034 5-11
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
CERTIFICATION OF A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR
GENERAL PLAN AMENDMENT 98-060, ZONE CHANGE
98-089, TENTATIVE TRACT MAP 29053, SPECIFIC PLAN
98-034 AND PARCEL MAP 29052
ENVIRONMENTAL ASSESSMENT 98-375
LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 1 1 to day of May, and 27" day of April, 1999, hold duly -noticed Public
Hearings as requested by LUNDIN DEVELOPMENT COMPANY on the Environmental
Analysis for General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract
Map 29053, Specific Plan 98-034, and Parcel Map 29052, located at the northwest
corner of Jefferson Street and 50" Avenue; and,
WHEREAS, said Environmental Assessment complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution 83-63, in that the Community Development Director
has conducted an Initial Study (Environmental Assessment 98-375) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case because
appropriate mitigation measures were made conditions of approval for Environmental
Assessment 98-375, and a Mitigated Negative Declaration of Environmental Impact
should be filed; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said Planning
Commission did make findings to justify the recommendation for certification of said
Environmental Assessment; and,
WHEREAS, at the Public Hearing, said recommendation for certification
was based on findings and subject to certain mitigation measures; and,
WHEREAS, the La Quinta Planning Commission did find the following
facts to justify recommendation for certification of said Environmental Assessment:
1. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific
Plan and Parcel Map will not have the potential to degrade the quality of the
environment, with the implementation of mitigation measures.
CAMydata\WPDOCS\pc res ea 98-375.wpd (stan)
Planning Commission Resolution 99-
Environmental Assessment 98-3-75
2. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific
Plan and Parcel Map will not have the potential to achieve short term goals to
the disadvantage of long-term goals, with the implementation of mitigation.
2. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific
Plan and ParceB Map will not have impacts which are individually limited but
cumulatively considerable when considering planned for proposed development
in the immediate vicinity.
4. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific
Plan and Parcel Map will not have environmental effects that will adversely
affect human, either directly or indirectly, with the implementation of mitigation.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings of
the Planning Commission in this case;
2. That it does hereby concur with the environmental determination and
certification of Environmental Assessment 98-375 for proposed General Plan
Amendment 98-060, Zone Change 98-089, Tentative Tract Map 29053,
Specific Plan 98-034 and Parcel Map 29052, provided all mitigation measures
are complied with per the attached Initial Study.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 11 t' day of May, 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
C:\Mydata\WPDOCS\pc res ea 98-375.wpd (stan)
Planning Commission Resolution 99-
EA 98-375
Environmental Checklist Form
1. Project Title: La Quinta Vista Specific Plan SP 98-034
Tentative Parcel Map 29052
Tentative Tract Map 29053
Zone Change 98-089
General Plan Amendment 98-060
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3.
4.
5.
6.
Contact Person and Phone Number: Stan Sawa
760-777-7125
Project Location: Northwest corner of Jefferson Street and 50`' Avenue
Project Sponsor's Name and Address:
Lundin Development Co.
16400 Pacific Coast Highway, Suite 207
Huntington Beach, CA 92649
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.)
This Environmental Checklist and associated addendum review a total of five application
requests for 45.5 net acres at the northwest corner of Jefferson Street and 50' Avenue.
These applications include:
A 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 acres at the corner of Jefferson Street 501 Avenue. The parcel is
designated and zoned for Community Commercial (CC) use.
The balance of the parcel on the west and north sides of the proposed commercial Specific
Plan are proposed for a General Plan amendment and change of zone from Community
Commercial to Low Density Residential. A residential subdivision, allowing 103 lots and
10 lettered lots on 33 net acres, is proposed for this area, through Tentative Tract Map
29053. The minimum lot size is proposed at 7,704 square feet, with an average lot size
of 9,009 square feet. All interior streets in the subdivision are proposed to be privately
owned.
P:\STAN\EA Odst 98.375.WPD 1 '
9. Surrounding Land 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
PASTAMEA Cklst 98.375.wPD 2
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
Land Use and Planning
X
Transportation/Circulation
X
Public Services
Population and Housing
X
Biological Resources
X
Utilities and Service Systems
X
Geological Problems
Energy and Mineral
Aesthetics
X
Water
Hazards
X
Cultural Resources
X
Air Quality
X
I Noise
Recreation
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 MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effects) 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 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.
436X2 4�A
Signature
=_7;0+xi n VIP '--)A W Q
Printed Name
6It,I _
Date
For
P:\STAN\EA Cklst 98.375.WPD 3
Evaluation of Environmental Impacts:
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question. A "No Impact" answer is adequately supported if the reference
information sources show that the impact simply does not apply to projects like the one
involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should
be explained where it is based on project -specific factors as well as general standards (e.g.
the project will not expose sensitive receptors to pollutants, based on a project -specific
screening analysis)
2. All answers must take account of the whole action involved, including off -site as well as
on -site, cumulative as well as project -level, indirect as well as direct, and construction as
well as operational impacts.
3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect
is significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "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 Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analysis are discussed in Section 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.
PASTANEA Cklst 98.375.WD 4
.lu//sew al asc.urrv.r.
Issues (and Supporting Information Sources):
Potentially
significant
Potentially
sipfricant
Less Than
significant
No
Impact
Impact
Unless
Impact
Mitigated
Would the proposal result in potential impacts involving:
Landslides or mudslides? 0, 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 or zoning?
X
(General Plan Land Use Map)
b) Conflict with applicable environmental plans or policies
X
adopted by agencies with jurisdiction over the project?
(General Plan EIR, p. 4-1 ff.)
c) Be incompatible with existing land use in the vicinity?
X
(General Plan Land Use Map, General Plan Goal 2-2,
page 2-11)
d) Affect agricultural resources or operations (e.g.,
X
impacts to soils or farmlands, or impacts from
incompatible land uses)? (General Plan EIR, Exhibit
4.1-4, page 4-15)
e) Disrupt or divide the physical arrangement of an
X
established community (including a low-income or
minority community)? (Aerial Photograph)
U.
POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local
X
population projections? (General Plan Land Use and
Zoning Maps)
b) Induce substantial growth in an area either directly or
X
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)
c) Displace existing housing, especially affordable
X
housing? (Aerial Photograph)
P:\STAN\EA Cklst 98.375.WPD
Potentially
Potentially
Less Than
No
Significant
Significant
Significant
Impact
Impact
Unless
Impact
III.
GEOLOGIC PROBLEMS. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page
X
4-35)
b) Seismic ground shaking? (General Plan EIR, page 4-30
X
ff., General Plan, Exhibit EH-1)
c) Seismic ground failure, including liquefaction?
X
(General Plan EIR, Exhibit 4.2-3, page 4-35 and page
4-30 ff.)
d) Seiche, tsunami or volcanic hazard? (General Plan EIR,
X
page 4-30 ff.)
e) Landslides or mudflows? (General Plan EIR, page 4-30
X
ff.)
f) Erosion, changes in topography or unstable soil
X
conditions from excavation, grading, or fill? (General
Plan EIR, page 4-41)
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,
X
page 8-7)
IV.
WATER. Would the proposal result in:
a) Changes in absorption rates, drainage patterns or the
rate and amount of surface runoff? (Specific Plan
X
document, Section 2.30)
b) Exposure of people or property to water related hazards
X
such as flooding? (General Plan EIR, Exhibit 4.3-1, page
4-53)
c) Discharge into surface waters or other alteration of
X
surface water quality (e.g. temperature, dissolved oxygen
or turbidity)? (Specific Plan document Section 2.30, letter
from CVWD dated 2/17/99.)
d) Changes in the amount of surface water in any water
X
body? (Specific Plan document Section 2.30, letter from
CVWD dated 2/17/99)
e) Changes in currents, or the course or direction of water
X
movements?
(General Plan EIR, page 4-51 ff.)
g) Altered direction or rate of flow of groundwater?
X
(General Plan EIR, page 4-55 ff.)
6
P:\STAN\EA Cklst 98.375.WPD 1
l.. .
Potentially
Potentially
Less Than
No
Significant
Significant
Significant
Impact
Issues (and Supporting Information Sources):
Impact
igated
Mi
part
h) Impacts to groundwater quality? (General Plan EIR,
X
page 4-57 ff.)
i) Substantial reduction in the amount of groundwater
X
otherwise available for public water supplies? (General
Plan EIR, page 4-57 ff. )
V.
AIR QUALITY Would the proposal:
a) Violate any air quality standard or contribute to an
X
existing or projected air quality violation? (General Plan
EIR, page 4-171 ff. , Air Quality Report for TPM 29052,
Air Quality Report for TTM 29053, Synectecology,
11/5/98)
b) Expose sensitive receptors to pollutants? (Aerial
X
Photograph, Air Quality Report for TPM 29052, Air
Quality Report for TTM 29053, Synectecology, 11/5/98)
c) Alter air movement, moisture, or temperature, or cause
X
any change in climate? (General Plan MEA, page 5-33
ff.)
d) Create objectionable odors? (Specific Plan Project
X
Description)
VI.
TRANSPORTATION/ CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion? (General
X
Plan EIR, page 4-126 ff. )
b) Hazards to safety from design features (e.g., sharp
X
curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)? (Specific Plan Site Plan and page
17)
c) Inadequate emergency access or access to nearby uses?
X
(Specific Plan Site Plan; TTM 29053)
d) Insufficient parking capacity on -site or off -site?
X
(Specific Plan Site Plan)
e) Hazards or barriers for pedestrians or bicyclists?
X
(Specific Plan Site Plan)
f) Conflicts with adopted policies supporting alternative
X
transportation (e.g., bus turnouts, bicycle racks)?
(Specific Plan Consistency with General Plan, page 1)
g) Rail, waterborne or air traffic impacts? (General Plan
X
MEA)
PASTANEA Ck1st 98.375.WPD 7 1 -1
Issues (and Supporting Information Sources):
potentially
Significant
Potentially
Significant
Less Than
Significant
No
Impact
Impact
Unless
Impact
Mitigated
VII.
BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
a) Endangered, threatened, or rare species or their habitats
X
(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.)
b) Locally designated species (e.g., heritage trees)?
X
(General Plan EIR, Exhibit 4.4-1, page 4-69)
c) Locally designated natural communities (e.g., oak
X
forest, coastal habitat, etc.)? (General Plan EIR, Exhibit
4.4-1, page 4-69)
d) Wetland habitat (e.g., marsh, riparian, and vernal
X
pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69)
e) Wildlife dispersal or migration corridors? General Plan
X
EIR, page 4-71 ff.)
VIII.
ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans?
X
(General Plan MEA, page 5-26 ff.)
b) Use non-renewable resources in a wasteful and
X
inefficient manner? (General Plan MEA, page 5-26 ff.)
c) Result in the loss of availability of a known mineral
X
resource that would be of future value to the region and
IX.
HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
X
substances (including, but not limited to: oil, pesticides,
chemicals, or radiation)? (Specific Plan Project
Description; TTM 29053)
b) Possible interference with an emergency response plan
X
or emergency evacuation plan? (General Plan MEA, page
6-27 ff.)
c) The creation of any health hazard or potential health
X
hazard? (Specific Plan Project Description; TTM 29053)
d) Exposure of people to existing sources of potential
X
health hazards? (Specific Plan Project Description; TTM
29053)
P:\STAN\EA Cklst 98.375.WPD
e) Increased fire hazard in areas with flammable brush,
grass, or trees?
X
Issues (and Supporting Information Sources):
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigated
Less Than
Significant
Impact
No
Impact
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 64)
X
b) Exposure of people to severe noise levels? (General
Plan MEA, page 6-15 ff., Exhibit 64)
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
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
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
FX—MTAESTHETICS.
Would the proposal:
PASTAMEA Cklst 98.375.WPD 9
a) Affect a scenic vista or scenic highway? (General Plan
X
Exhibit CIR-5)
Issues (and Supporting Information Sources):
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigated
Less Than
Significant
Impact
No
Impact
b) Have a demonstrable negative aesthetic effect?
X
(General Plan EIR, page 5-12 ff.)
c) Create light or glare? (Specific Plan Project
X
Description)
XIV.
CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? (Paleontologic
X
Assessment Tentative Parcel Map #29052 and Tentative
Tract #29053, Paleontologic Resource Assessment
Program, 2/99)
b) Disturb archaeological resources? (Cultural Resource
X
Report Tentative Parcel Maps No. 29052 & 29053,
11/14/98; Archaeological Testing and Site Evaluation on
Tentative Tract 29053, 4/6/99)
c) Affect historical resources? (Cultural Resource Report
X
Tentative Parcel Maps No. 29052 & 29053, 11/14/98)
d) Have the potential to cause a physical change which
X
would affect unique ethnic cultural values? (Cultural
Resource Report Tentative Parcel Maps No. 29052 &
29053, 11/14/98; Archaeological Testing and Site
Evaluation on Tentative Tract 29053, 4/6/99)
e) Restrict existing religious or sacred uses within the
X
potential impact area? (Cultural Resource Report
Tentative Parcel Maps No. 29052 & 29053, 11/14/98)
XV.
RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks
X
or other recreational facilities? (TTM 29053)
b) Affect existing recreational opportunities? (General
X
Plan, Exhibit PR-1)
XVI.
MANDATORY FINDINGS OF SIGNIFICANCE.
P:\STAN\EA Ck1st 98.375.WPD 10
a) Does the project have the potential to degrade the
X
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?
Issues (and Supporting Information Sources):
Potentially
Significant
Potentially
Significant
Less Than
Significant
No
Impact
Impact
Unless
Impact
Mitigated
b) Does the project have the potential to achieve
X
short-term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are individually
X
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects.)
d) Does the project have environmental effects which will
X
cause substantial adverse effects on human beings, either
directly or indirectly?
XVH.
EARLIER ANALYSIS.
Earlier analysis may be used where, pursuant to the
tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier
EIR or negative declaration. Section 15063(c)(3)(D). In
this case a discussion should identify the following on
attached sheets:
a) Earlier analysis used. Identify earlier analysis and state where they are available for review. _T_
t
I __
I
I
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.
I -1
- __
I - -
V- -
I
__
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.
PASTAN\EA Cklst 98.375.WPD 11
Addendum to Environmental Checklist, EA 98-375
I. b)
The General Plan and Zoning designations for the proposed site are currently Community Commercial. The
proposed project consists of a neighborhood shopping center with a supermarket anchor and associated retail
development at the southeastern corner of the site, with single family residential on the western and northern
sides of the commercial site. The residential requires a General Plan Amendment and Zone Change.
The requested General Plan Amendment and Zone Change will result in a net loss of 33 acres of Community
Commercial in the City. Single family residential uses are considerably less intensive than commercial land
uses. The City has concentrated most of its Commercial zoning along the Highway 111 corridor. This parcel
is currently an isolated island of Community Commercial surrounded primarily by single family residential land
use designations. The proposed project represents a continuation of existing development patterns, and is
compatible with existing designations.
The commercial component of 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 and north. 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 as it occurs. No mitigation is
therefore required.
III. b) & c)
The proposed projects occur 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 projects do not occur in an area
prone to liquefaction, and their distance from an active fault makes ground rupture unlikely. The projects 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.
III. 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, for review and approval by the City
Engineer, a PM10 management plan which meets the requirements for such plans, prior to approval of the first
grading permit for the site. Should the residential and commercial components of the project be graded
separately, individual PM10 management plans shall be submitted for each component.
Mitigation measures to ensure the stabilization of soils may include, but should not be limited to, soil cement
United States Department of Agriculture, Soil Conservation Service, "Soil Survey for Riverside County,
California, Coachella Valley. .
P:\STAN\EA Cklst 98.375.wPD 12
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 site falls within an area of soils at risk for erosion. The proposed Specific Plan, General Plan
Amendment and Zone Change, in and of themselves, will not cause a hazard. However, construction of either
the residential or commercial project will have the potential to create unstable soil conditions during earth
moving activities. At such time as any phase of either project is proposed for development, the project
proponent will be required to submit soils analysis to the City Engineer for review and approval. The
recommendations contained in this study will reduce the potential impact from erosion of soils to a level of
insignificance.
IV.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 patterns. Both the Specific Plan (for the commercial component) and
the Tentative Tract Map (for the residential lots) have 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. The
conceptual design for each component is described individually below.
The shopping center development proposes 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 residential Tentative Tract Map design includes a retention basin along most of the project's boundary with
the commercial development. This area is also proposed for use as a landscaping feature. Fourteen of the
residential lots will have back yards adjacent to this retention basin. A Coachella Valley Water District
(CVWD) well site is also proposed for this area. The design of adequate retention basin area to contain the 100
year, 24 hour storm shall not include the area proposed for a well site.
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 both sites, and will reduce the potential impacts to an
insignificant level.
IV.c)
Impermeable surfaces within the proposed projects can increase the potential for pollutants to occur in surface
water at the site. The potential for such contamination within the Tract Map area will primarily be from cars
parked on driveways, and either leaking fluids or being cleaned with chemicals. The potential hazard is greater
within the commercial shopping center area, due to the higher concentration of vehicles, and the high
percentage of impervious surface area.
The sites will drain to retention basins, either along Jefferson Street, or on the eastern boundary of the
residential tract. The retention basins are required, in order to meet City standards, to include filtration devices
P:\STAN\EA Cklst 98.375.WPD
13
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.
V. a.) b.)
An air quality analysis was prepared for buildout of the proposed projects','. Each of the analysis are discussed
separately below.
Specific Plan, Commercial Shopping Center
The air quality analysis was performed for both construction (short term) and operational (long term) emissions
from the commercial 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, and 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 following mitigation measures:
• All construction equipment shall be maintained in good operating condition, and shall be properly
serviced and repaired as needed.
• Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be
demonstrated to the Community Development Department that all construction equipment to be utilized
shall be low emission, or how the use of low emission construction equipment is infeasible.
• 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 written confirmation that no such turnout(s)
or shelters are needed.
• As required by the Municipal Code, the businesses operating within the proposed project 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, make appropriate reductions for pass -by trips,
"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.
Air Quality Report for Construction and Operation of Residential Land Uses on Tentative Tract 29053 in
the City of La Quinta, CA. Synectecology, November 5, 1998.
P:\STAN\EA Cklst 98.375.wPD 14
which will reduce the number of vehicles which come and leave the site; improvements in technology which
are likely to reduce impacts, particularly from motor vehicles; or transit route improvements in the future.
Tentative Tract Map, Residential Development
The analysis performed for the residential portion of the project demonstrated that the long term impacts of
the proposed project will not be significant, and will not exceed state and federal threshold criteria. The
analysis did show, however, potential significant short term impacts from nitrogen oxides and reactive organic
gases emitted at the site during the construction of the subdivision, based on state and federal threshold criteria.
The assumption made in the report is that construction of all 103 homes would occur during a one year period.
Since this represents an ambitious absorption rate, the concentration of emissions is likely to be lower than that
anticipated in the analysis. However, in order to lower the potential impacts to an insignificant level, the
following mitigation measures are to be implemented during construction:
• All construction equipment shall be maintained in good operating condition, and shall be properly
serviced and repaired as needed.
• Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be
demonstrated to the Community Development Department that all construction equipment to be utilized
shall be low emission, or how the use of low emission construction equipment is infeasible.
• All site grading shall be complete prior to the construction of homes on the parcel.
• 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.
Conclusion
Finally, the proposed projects fall within the anticipated land use studied in the General Plan EIR. The City
determined at that time that air quality impacts required a Statement of Overriding Considerations for air
quality, that the impacts to air quality of development of the Plan would be cumulative only when considered
in conjunction with regional development, and that the City would implement all feasible measures to reduce
emissions within its boundaries. The implementation of the proposed project, therefore, is not expected to have
a significant impact on air quality resources.
VIM
Access to the commercial component of the proposed projects has been limited to two driveways each on
Jefferson Street and 50`h Avenue. One access point is provided at the northeastern boundary of both
components, to allow for direct access from the residential tract map area to the shopping center. Access to
and from the residential lots will be taken from one drive on Jefferson Street, and one drive on 501 Avenue.
These are designed to meet City standard, and should not represent a significant impact or hazard.
The access points within the commercial component of the project meet the City's standards, and generally
offer ease of circulation into and out of the site, except that most of the drives are well below the City's
standard of 90 feet for parking lots with more than 450 parking spaces. Thess access points represents a
P:\STAN\EA Cklst 98.375.wPD 15
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 be redesigned to provide at least 90 feet of stacking at all access points or
dedicated right turns in to the driveways shall be provided. If one of these standards cannot be met, the
applicable access point shall be eliminated.
VI.f)
The proposed shopping center Specific Plan allows for 530 parking stalls, a 20 % increase over the standard
of 444 spaces required by the Zoning Ordinance. No adequate justification is provided in the Specific Plan for
such an increase. 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 and shade 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 reduce the number of parking spaces by 5 % (27 spaces) within the shopping
center site, and enhance the project landscape plan.
•. The Site Development Permit application(s) for all portions of the shopping center shall include the
provision of secure bicycle racks at selected locations within the project, to facilitate alternative
transportation to and from the site.
VII.a) & b)
The project site occurs within the boundaries of the Coachella Valley Fringe -Toed Lizard Conservation Fee
Area. 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 within the habitat areas for other species of concern in the City. No further
mitigation is necessary.
X.a) & b)
Site -specific noise analysis was prepared for the proposed projece,5. Both Jefferson Street and 50`' Avenue are
"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.
"Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 29053 in the
City of La Quinta, CA." Synectecology, November 5, 1998.
PASTANEA Cklst 98.375.WPD 16
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 commercial and residential components
of the proposed project are discussed separately below.
Commercial Development
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 at 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 mitigation measures shall be implemented:
• All construction activity shall be limited to the hours of construction permitted by Municipal Code
Section 6.08.050.
• All internal combustion equipment shall be fitted with properly operating mufflers and air intake
silencers.
• All stationary equipment shall be located as far as practical from adjacent potential 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.
Residential Development
As stated above, both Jefferson Street and Avenue 50 are currently impacted, and experience noise levels above
the City's standard. The General Plan requires that all new development provide mitigation to reduce impacts
to the City standard of 60 dBA CNEL. The noise analysis performed for the proposed site shows that lots
adjacent to both Avenue 50 and Jefferson Street will be significantly impacted by off -site noise sources without
mitigation. Without mitigation, noise levels at the project boundary on Jefferson Street will be 76 dBA, and
73 dBA on Avenue 50. In order to reduce potential long term impacts to an acceptable level, mitigation
measures, in the form of berming and walls will be required, and are provided below.
• No two story units shall be permitted for lots adjacent to Avenue 50, Jefferson Street or the commercial
development. All units shall be single -story only.
• The project proponent shall demonstrate, to the satisfaction of the Building Department, that all
construction plans will result in interior noise levels of 45 dBA or less in all residential units.
• To the extent possible, the homes to be located on Jefferson Street shall be constructed in the first phase
of development, so as to act as noise buffers to the rest of the site.
• The project proponent shall construct a 2 foot stem wall, 7 foot berm and 6 foot wall along the entire
frontage of the property on Jefferson Street. The stem wall and berm shall be located within the 20 foot
setback required on the street, and shall meet all City standards, including a meandering sidewalk and
3:1 slope. The City Engineer shall review and approve plans for the stem wall, berming and sidewalk
prior to the issuance of grading permits.
PASTAMEA Cklst 98.375.WPD 17
• The project proponent shall construct a 3 foot berm and 6 foot wall along the entire frontage of the
property on 501 Avenue. The berm shall be located within the 20 foot setback required on the street,
and shall meet all City standards, including a meandering sidewalk and 3:1 slope. The City Engineet
shall review and approve plans for the berming and sidewalk prior to the issuance of grading permits.
In addition to long term operational noise, the site and surrounding development will be impacted by two other
sources of noise: construction equipment, and well -site construction.
Construction noise will result in a potential short term impact to a residential unit 200 feet east of the proposed
project, across Jefferson Street. Noise and well construction noise can be expected to result in noise levels of
80 DBA and 63 dBA, respectively at this residence. A second residential unit, located 500 feet from the eastern
project boundary, will experience construction noise levels of 69 dBA, and well construction noise levels of
61 dBA. As a short term, periodic impact occurring during daytime hours, such temporary conditions are
considered acceptable. Mitigation measures, however, are included below to lessen the impact to residential
units near the proposed project site during the construction period.
• All construction activity shall be limited to the hours of construction permitted by Municipal Code
Section 6.08.050.
• All internal combustion equipment shall be fitted with properly operating mufflers and air intake
silencers.
• All stationary equipment shall be located as far as practical from adjacent potential residential units.
• If the well drilling is to be performed on a 24 hour basis, temporary noise barriers shall be placed
around all internal combustion engines used for drilling.
• All well construction shall be complete prior to the issuance of occupancy permits for any residence on
the site. The well site shall be walled and landscaped to meet City standards.
These mitigation measures will reduce impacts from noise to a less than significant level.
XIII.a)
The proposed projects occur on a Primary Image Corridor (Jefferson Street) and a Secondary Image Corridor
(Avenue 50). This designation requires added setbacks and enhanced landscaping treatments to mitigate
potential aesthetic impacts. Both the residential and commercial components of the project have included
additional setbacks in their plans, and will conform to the standards and requirements of the Primary and
Secondary Image Corridor. This is expected to reduce potential impacts to a less than significant level.
XIII.c)
All or part of the shopping center will operate during the evening hours. The residential lots created by the
proposed tract map could be impacted by light and glare. The shopping center site could also impact 50"
PASTANTA C Ist 98.375.wPD 18
Avenue and Jefferson Street with added light or glare, which could have a negative impact on passing traffic.
The City has implemented, through its Site Development Permit and building permit processes, standards
which require lighting to be contained, and at a low level, to preserve the dark night sky. These standards will
be implemented for this project, thereby reducing the potential impacts to a less than significant level.
XIV. 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.
XIV.b) & d)
An archaeological resource analysis, as well as site investigation, were prepared for the project site'. Two sites
of potential significance were found in the commercial area of the property, and seven sites within the
residential area. The 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. In order to ensure that no subsurface artifacts occur, the following
mitigation measure shall be implemented:
• The project proponent shall provide a qualified archaeological monitor during any excavation or grading
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.
6 "Paleontologic Assessment Tentative Parcel Map #29052 (Commercial) and Tentative Tract $#29053
(Residential)." Paleontological Resource Assessment Program, revised February 1999.
' "Cultural Resources Report,Tentative Parcel Maps No. 29052 & 29053, December 14, 1998; and
"Archaeological Testing and Site Evaluation on Tentative Tract 29053," April 6, 1999. Both by CRM
Tech.
PASTANTA Cklst 98.375.wPD
19
2
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 DEVELOPMENT
PRINCIPALS AND GUIDELINES FOR A 111,000
SQUARE FOOT SHOPPING CENTER
CASE NO.: SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta did on the
the 11 th day of May, and the 27th day of April, 1999, hold a duly noticed public
hearing to consider the request of LUNDIN DEVELOPMENT COMPANY for approval
of development principals and guidelines for a 111,000 square foot shopping center
for a Specific Plan, located at the northwest corner of Jefferson Street and 50"
Avenue, more particuiarly described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, said Specific Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 98-381), and
determined that the proposed Specific Plan will not have a significant impact on the
environment and a Mitigated Negative Declaration of Environmental Impact is
recommended for certification; and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Specific Plan:
1. The Specific Plan, as proposed, is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated for community
commercial uses, is under the floor area ratio maximum of .30, and will meet
the daily needs of a multi -neighborhood area.
2. The Specific Plan, subject to conditions will not create conditions materially
detrimental to the public health, safety, and general welfare in that development
allowed under the Specific Plan is compatible with existing uses and
development standards contained in the Specific Plan will ensure high quality
development.
P:\STAN\pc res sp 98-034 .wpd
Planning Commission Resolution 99-
Specific Plan 98-034
3. The Specific Plan will provide land use compatibility with zoning on adjacent
properties in that the project principles and guidelines ensure that the proposed
adjacent residential uses will not be negatively impacted and will service those
uses.
4. The Specific Plan property is suitable and appropriate in that it easily assessable
to surrounding neighborhoods, and is adjacent to two arterial streets.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case.
2. That it does hereby recommend that a Mitigated Negative Declaration of
Environmental Impact be certified for this project.
3. That it does hereby recommend to the City Council approval of the above -
described request for the reasons set forth in this Resolution, subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 11 t' day of May, 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:\STAN\pc res sp 98-034 .wpd '
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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 50t' 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:Astan\pc coa sp 98-034.wpd `
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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 MANS) 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:Astan\pc coa sp 98-034.wpd
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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 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
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
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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. Plans to include location of
permanent cart return corrals proposed to be used.
38. 50" 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.
40. Landscaping shall be provided in the area in front of the Luckys/Sav-on building,
as approved in the applicable Site Development Permit application.
QUALITY ASSURANCE
41. 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
p:\stan\pc coa sp 98-034.wpd ..
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 98-034
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF PARCEL MAP
29052 TO ALLOW 7-LOTS ON 12.5 NET ACRES
PLUS A REMAINDER LOT
CASE NO.: PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 th day of May, and 271h day of April, 1999, hold a duly noticed Public
Hearing to consider the request of Lundin Development Company for approval of a
Parcel Map to create 7 commercial parcels on 12.5 net acres in the Community
Commercial (CC) zone, plus a 33 acre remainder parcel, located on the northwest
corner of Jefferson Street and 501h Avenue, more particularly described as:
Portions of Section 32, T5S, R7E, SBBM
WHEREAS, said Parcel Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-68), in that the Community Development Department has conducted
an Initial Study (Environmental Assessment 98-381, and determined that the
proposed Parcel Map will not have a significant impact on the environment and a
Mitigated Negative Declaration of Environmental Impact is recommended for
certification; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval to justify
a recommendation for approval of said Parcel Map:
1. The proposed map and its design is consistent with the General Plan and
applicable proposed Specific Plan in that the parcels are intended and designated
for Community Commercial use. The development of the lots will comply with
applicable development standards such as setbacks, height restrictions, etc.
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 Mitigated Negative Declaration (EA 98-375).
n ,
C:\pc res pm 29052 °
Planning Commission Resolution 99-
Parcel Map 29052
3. The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
Map since none presently exist and new easements as needed will be provided
and recorded.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval of Parcel Map 29052 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 1 'It' day of May, 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
CApc res pm 29052
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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 cf 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
those areas within 60 days of written request by the City.
c:\stan\pc coa pm 29052 D >
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
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.
c:\stac\pc coa pm 29052 A `
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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
c:\stan\pc coa pm 29052 �!
°c t
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT -COMPANY
MAY 11, 1999
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.
M
c:\stan\pc coa pm 29052
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
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.
xr
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
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
c:\stan\pc coa pm 29052 4 ,
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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.
c:\stan\pc coa pm 29052 °
° b 4
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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
c:\stan\pc coa pm 29052 «
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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.
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
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.
iv. In the event any of the above improvements are constructed by
the City prior to the applicant recording a final 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.
46. General access points and turning movements of traffic are limited to the
following:
a. Public Street Frontage - driveways as approved by Specific plan 98-034.
b. Access from Parcel 7 of this development to Street Lot I of the residential
subdivision proposed in Specific Plan 98-034.
A ^
c:\stan\pc coa pm 29052 a 1
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
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.
c:Astan\pc coa pm 29052 ) ' 'i 4�
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
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.
c:\stan\pc coa pm 29052 �I
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
PARCEL MAP 29052
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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:Astan\pc coa pm 29052 : < ► , �r , #
PH #A-2
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999
CASE NO.: ENVIRONMENTAL ASSESSMENT 98-375, GENERAL PLAN
AMENDMENT 98-060, ZONE CHANGE 98-089, AND
TENTATIVE TRACT MAP 29053
APPLICANT: LUNDIN DEVELOPMENT COMPANY
ENGINEER: WARNER ENGINEERING
LOCATION: NORTHWEST OF THE INTERSECTION OF JEFFERSON
STREET AND 50T" AVENUE
REQUEST: 4.) GENERAL PLAN AMENDMENT FROM CC
(COMMUNITY COMMERCIAL) TO LDR (LOW
DENSITY RESIDENTIAL);
5.) ZONE CHANGE FROM CC (COMMUNITY
COMMERCIAL) TO RL (LOW DENSITY
RESIDENTIAL); AND,
6.) TENTATIVE TRACT MAP TO CREATE 103 SINGLE
FAMILY LOTS ON 33 NET ACRES.
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 98-375 WAS PREPARED
FOR GENERAL PLAN AMENDMENT 98-060, ZONE
CHANGE 98-060, AND TENTATIVE TRACT MAP 29053
AND 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 IN CONJUNCTION WITH CONSIDERATION
OF SPECIFIC PLAN 98-034 AND PARCEL MAP 29052.
ZONING: CC (COMMUNITY COMMERCIAL)
GENERAL PLAN
DESIGNATION: CC (COMMUNITY COMMERCIAL)
p:\stan\:pc rpt gpa 98-060 zc tt lundin 5-11
SURROUNDING ZONING
AND LAND USES: NORTH:
SOUTH:
EAST:
WEST:
BACKGROUND:
RL / GOLF COURSE UNDER CONSTRUCTION
IN RANCHO LA QUINTA COUNTRY CLUB
TC (TOURIST COMMERCIAL) / VACANT
LAND AND CC / SP 98-034 SITE
COMMERCIAL / VACANT LAND IN THE CITY
OF INDIO AND RESIDENTIAL / SINGLE
FAMILY RESIDENTIAL UNIT
RL / VACANT LAND
The property, northwest of the intersection of Jefferson Street and 50" Avenue, is
vacant with the southern portion previously used as a citrus grove arid now
demolished residence. High voltage lines run adjacent to the south and east property
lines. Adjacent to the south and east of the property is the commercial site proposed
for a shopping center under Specific Plan 98-034. The property has no entitlements
on it.
Project Request
Proposed is a request to change the General Plan land use designation and zoning on
33 net acres from Community Commercial (CC) zoned property to Low Density
Residential (see attached Resolution exhibits). The Tentative Tract Map will create
103 single family lots on the 33 net (34.4 gross) acre site (Attachment 2).
The northwest corner of Jefferson Street and 50" Avenue contains approximately
47.9 net acres of Community Commercial (CC) zoned property, of which 33 acres is
proposed to be changed to Low Density Residential for this Tentative Tract. The
remaining 14.9 acres of Community Commercial zoned land is the commercial site
proposed for a shopping center under Specific Plan 98-034 and Parcel Map 29052,
also proposed by the applicant and on this agenda for consideration.
The Tentative Tract proposes 103 single family lots varying from 7,704 to 11,857
square feet (average 9,009 square feet) at a density of 3.1 dwelling units per acre.
The majority of lots are 80 feet wide and a minimum of 105 feet deep. The tract has
unsignalized street access from Jefferson Street, with a signal allowed at the 50tn
Avenue access. These accesses are connected and act as a collector street for culs-
de-sac. Streets are to be private and gated at Jefferson Street and 50" Avenue. A
3.9 acre irregularly shaped retention basin lot and .5 acre Coachella Valley Water
District well site lot are shown at the southeast corner of the site adjacent to the
proposed shopping center. Other miscellaneous lots will be created for the private
streets, and common area landscaping, including 20 foot deep lots adjacent to 50tn
Avenue and Jefferson Street.
p:\stan\:pc rpt gpa 98-060 zc tt lundin 5-11 `'"
Public Notice: This request was advertised in the Desert Sun Newspaper on April 16,
1999, and mailed to all property owners within 500 feet around the project
boundaries. To date, no correspondence has been received. Any comments received
will be handed out at the meeting.
Public Agency Review: The request was sent out for comment on February 4, 1999,
with any pertinent comments received 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 cultural resource report and paleontological study were reviewed by the HPC
on March 18, 1999. The Commission unanimously accepted the reports.
An interim Phase 2 (testing and evaluation) report was reviewed by the HPC on April
15, 1999, and unanimously accepted. Archaeological monitoring during grading and
other earth moving activities for the entire site was required due to the fact that there
is a potential for buried resources to be exposed.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to recommend approval of the General Plan Amendment and Zone
Change per Zoning Code Section 9.30.020 B, and 9.220.010, respectively can be
made and are contained in the attached resolutions.
The finding that 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 to recommend approval of the specific plan can be made, as noted in
the attached resolution.
The findings that the proposed tract map and its design and proposed improvements
are consistent with the General Plan can be made with the approval of General Plan
Amendment 98-060 and Zone Change 98-089. These applications will change the
property from Community Commercial to Low Density Residential. Development of
the land with residences will require compliance with applicable residential
development standards regarding setbacks, height restrictions, density, grading,
access, streets, etc.
p:\stan\:pc rpt gpa 98-060 zc tt lundin 5-11 *�
The finding that the design of the subdivision and proposed improvements are not
likely to cause serious public health problems is ensured provided all mitigation
measures are complied with, including noise mitigation adjacent to Jefferson Street
and 50" Avenue. This will be provided by berming, lowering of the adjacent
residential pads, and construction of garden and retaining walls.
RECOMMENDATION:
4.) Adopt Planning Commission Resolution 99- , recommending to the City
Council, approval of General Plan Amendment 98-060.
5.) Adopt Planning Commission Resolution 99- , recommending to the City
Council, approval of Zone Change 98-089.
6.) Adopt Planning Commission Resolution 99- , recommending to the City
Council, approval of Tentative Tract 29053, subject to conditions.
Attachments:
1. Location Map
3. Tentative Tract Map 29053 (large maps for Planning Commission only)
Prepared by: Submitted by:
Stan B. Sawa, Principal Planner
QLZ& / tilt4-.) — .
Christine di lorio, P nning Manager
p:\stan\:pc rpt gpa 98-060 zc tt lundin 5-11
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A GENERAL PLAN
AMENDMENT FROM COMMUNITY COMMERCIAL
TO LOW DENSITY RESIDENTIAL ON 33 NET ACRES
CASE NO.: GENERAL PLAN AMENDMENT 98-060
LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 to day of May, 1999, hold a duly noticed Public Hearing to consider the
request of Lundin Development Company for approval of a General Plan Amendment
from Community Commercial (CC) to Low Density Residential (LDR) on 33 net acres,
located northwest of the intersection of Jefferson Street and 50th Avenue, more
particularly described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, said General Plan Amendment application has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 98-375), and
determined that the proposed General Plan Amendment will not have a significant
impact on the environment and a Mitigated Negative Declaration of Environmental
Impact is recommended for certification; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval to justify
a recommendation for approval of said General Plan Amendment:
1. The proposed General Plan Amendment is internally consistent with the goals,
objectives, and policies of the General Plan not being amended in that the
General Plan Amendment meets the Land Use goal 2-1 of creating a city with
a low density residential character. The development of the property as
residential will require improvement of Jefferson Street and 50" Avenue with
a landscaped median and a 20 foot landscaped setback adjacent to the street
right-of-way consistent with Circulation Policies 3-4.1.2 and 3-4.1.11.
2. Approval of the General Plan Amendment will not create conditions materially
detrimental to the public health, safety, and general welfare in that the resulting
low density residential development created will be in compliance with all
applicable development standards regarding streets, infrastructure, housing, etc.
C:\mydata\wpdocs\pc res gpa 98-060 (stan)
Planning Commission Resolution 99-
General Plan Amendment 98-060
3. The General Plan Amendment to Low Density Residential is compatible with the
designation on adjacent properties in that the properties to the north and west
are also designated for low density development with an adequate buffer by the
retention basin and well site provided adjacent to the Community Commercial
designated land to the south and east.
4. The new General Plan designation is suitable and appropriate for the subject
property in that the infrastructure necessary to develop the site with residences
is available and there is residentially designated land to the north and west.
5. Approval of the General Plan Amendment is warranted because the situation
and general conditions of the property have substantially changed in that it is
no longer needed for commercial use since the adjacent property to the south
and east is proposed for a community shopping center of adjacent size to
service the surrounding residential neighborhood.
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 General Plan Amendment 98-060 for the
reasons set forth in this Resolution per attached Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 1 11h day of May, 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
C:\mydata\wpdocs\pc res gpa 98-060 (stan)
EXHIBIT "A"
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A ZONE CHANGE
FROM COMMUNITY COMMERCIAL TO LOW
DENSITY RESIDENTIAL ON 33 NET ACRES
CASE NO.: ZONE CHANGE 98-089
LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 to day of May, 1999, hold a duly noticed Public Hearing to consider the
request of Lundin Development Company for approval of a Zone Change from
Community Commercial (CC) to Low Density Residential (RL) on 33 net acres,
located northwest of the intersection of Jefferson Street and 50" Avenue, more
particularly described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, said Zone Change application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 98-375), and
determined that the proposed zone change will not have a significant impact on the
environment and a Mitigated Negative Declaration of Environmental Impact is
recommended for certification; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval to justify
a recommendation for approval of said Zone Change:
1. The proposed Zone Change is consistent with the goals, objectives, and policies
of the General Plan in that an amendment to the General Plan has been applied
for to allow the for Low Density Residential zoning. The Zone Change meets
goal 2-1 of creating a city with a low density residential character.
2. Approval of the Zone Change will not create conditions materially detrimental
to the public health, safety, and general welfare in that the resulting low density
residential development created will be in compliance with all applicable
development standards regarding streets, infrastructure, housing, etc.
3. The new zoning is compatible with the zoning on adjacent properties in that the
properties to the north and west are also zoned for low density development
CAmydata\wpdocs\pc res zc 98-089 (stan)
Planning Commission Resolution 99-
Zone Change 98-089
with an adequate buffer by the retention basin and well site provided adjacent
to the south and east.
4. The new zoning is suitable and appropriate for the subject property in that the
infrastructure necessary to develop the site with residences is available and
there is residential zoning to the north and west.
5. Approval of the Zone Change is warranted because the situation and general
conditions of the property have substantially changed in that it is no longer
needed for commercial use since the adjacent property to the south and east is
proposed by SP 98-034 for a community shopping center of adjacent size to
service the surrounding residential neighborhood.
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 Zone Change 98-089 for the reasons set
forth in this Resolution per attached Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 1 1 m day of May, 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
C:\mydata\wpdocs\pc res zc 98-089 (stan) f `�
EXHIBIT "A"
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A TENTATIVE
TRACT MAP TO ALLOW 103 SINGLE FAMILY LOTS
ON 33 NET ACRES
CASE NO.: TENTATIVE TRACT MAP 29053
LUNDIN 'DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 m day of May, 1999, hold a duly noticed Public Hearing to consider the
request of Lundin Development Company for approval of a Tentative Tract Map to
create 103 single family lots and miscellaneous lots on 33 net acres in the RL Low
Density Residential Zone (proposed under GPA 98-060 and ZC 98-089) zone, located
northwest of the intersection of Jefferson Street and 50" Avenue, more particularly
described as:
Portions of Section 32, TSS, R7E, SBBM
WHEREAS, said Tentative Tract Map has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-68), in that the Community Development Department has
conducted an Initial Study (Environmental Assessment 98-375), and determined that
the proposed Tentative Tract Map will not have a significant impact on the
environment and a Mitigated Negative Declaration of Environmental Impact is
recommended for certification; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval to justify
a recommendation for approval of said Tentative Tract Map:
1. The proposed map is consistent with the General Plan in that with the
redesignation and rezoning the lots will be designated and used for Low Density
Residential use. The development and improvements of the lots will comply
with applicable development standards regarding setbacks, height restrictions,
density, grading, access, streets, etc.
2. The design and proposed improvements of the proposed map is consistent with
the General Plan in that the development and improvements of the lots will
comply with applicable development standards regarding setbacks, height
restrictions, density, grading, access, streets, etc.
CAmydata\wpdocs\pc res tt 29053 (stan) a..i
Planning Commission Resolution 99-
Tentative Tract Map 29053
3. 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 surrounded
by development, or other urban improvements, and mitigation is required by the
Mitigated Negative Declaration (EA 98-375), including noise mitigation adjacent
to Jefferson Street and 50" Avenue. This will be provided by berming, lowering
of the adjacent residential pads, and construction of garden and retaining walls.
4. The design of the proposed map or types of improvements are not likely to
cause serious public health problems because the development of the land will
require compliance with all health related requirements including provisions for
sewers and water.
5 The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
Map since none presently exist and new easements as needed will be provided
and recorded..
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval of Tentative Tract Map 29053 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 11 t' day of May, 1999, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
_L��
CAmydata\wpdocs\pc res tt 29053 (stan)
Planning Commission Resolution 99-
Tentative Tract Map 29053
ROBERT T. TYLER, Chairman
City of La Quinta, California
IVN-9* l
JERRY HERMAN, Community Development Director
City of La Quinta, California
C:\mydata\wpdocs\pc res tt 29053 (stan)
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to fii1e 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. 29053 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, or approval of
the final map by the City Council, 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.
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
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
C. Interior Collector Street - 41 feet undivided, 67 feet for divided sections.
D. Other interior Street Lots - 37 feet plus additional for turn knuckle.
E. Culs de sac radii - Forty -five -feet.
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.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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 concurrence of HD.
10. 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
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.
11. 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.
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..
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.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
FINAL MANS) 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.
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
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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 common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
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.
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 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.
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
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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
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. 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.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
36. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
38. Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
40. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
City Engineer. The sand filter and leechfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
41. In developments for which security will be provided by public safety entities (e.g.,
the La Quinta Safety Department or the Riverside County Sheriff's Department),
retention basins shall be visible from adjacent street(s). No fence or wall shall be
constructed around basins unless approved by the Community Development
Director and the City Engineer.
42. If the applicant proposes discharge of stormwater directly or indirectly to the La
Quinta Evacuation Channel or the Whitewater Drainage Channel, the applicant
and, subsequently, the Homeowners' 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.
UTILITIES
43. 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.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
B. ON -SITE STREETS AND CULS DE SAC (Private)
1) Collector Street - Divided sections shall have 20-foot-wide opposing
travel lanes with an 18-foot median. The remainder shall have a forty -
foot travel width.
1) Cul de sac Streets - Thirty six-foot travel width plus additional for turn
knuckle.
2) Cul de sac curb radius: Forty five feet.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
48. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street at Lot I - Right & left in/right out.
B. Avenue 50 at Lot I - Full -turn access (with signal).
C. Connection of Lot I with Parcel 4 of Parcel Map 29052 - As granted by the
owner of that property and approved by the City Engineer
49. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians, street name signs, and sidewalks. Mid -block
street lighting is not required.
50. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements.
51. 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.
52. 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.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
53. 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.
54. 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"
55. 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.
56. 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
57. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
58. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
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.
59. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
60. The applicant shall provide public transit improvements if and as required by
Sunline Transit and/or the City Engineer.
QUALITY ASSURANCE
61. The applicant shall employ construction quality assurance measures which meet
the approval of the City Engineer.
62. 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.
63. 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.
64. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement and private street 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
65. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site and perimeter setback improvements. This shall include formation of a
homeowner's association or other enforceable arrangement acceptable to the
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LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
City. The applicant shall maintain public improvements until expressly released
from that responsibility by the City.
FEES AND DEPOSITS
66. 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.
67. 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.
68. 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.
69. Prior to final map approval by the City Council, the property owner/developer
shall comply with the Parkland Dedication requirements by payment of in -lieu fees
as set forth in Section 13.48 of the La Quinta Municipal Code.
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PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29053
LUNDIN DEVELOPMENT COMPANY
MAY 11, 1999
44. 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.
45. 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
46. 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.
47. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1) Jefferson Street (Major Arterial) - Construct 51-foot half of a 102-foot
improvement (travel lanes plus median) plus a 6-foot meandering
sidewalk.
2) Avenue 50 (Primary Arterial) - Construct 38-foot half of a 76-foot
improvement (travel lanes plus median) plus a 6-foot meandering
sidewalk.
3) Jefferson Street/Avenue 50 Intersection - Responsibility for 17.5% 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.
4) Avenue 50/Lot I Intersection - Responsibility for 50% of the cost of
signal and other intersection improvements. This responsibility may
be shared with the adjacent property on this side of the street if that
property is allowed and utilizes shared access to this intersection.
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PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999
CASE NO.: SITE DEVELOPMENT PERMIT 99-650
APPLICANT: VALENTINE PROFESSIONAL SERVICES FOR THE LAGUNA
DE LA PAZ HOMEOWNERS ASSOCIATION
PROPERTY OWNERS: HOA LAGUNA DE LA PAZ
ARCHITECT: ROBERT WILLIS, AIA (VALENTINE PROFESSIONAL
SERVICES)
LOCATION: NORTH SIDE OF EISENHOWER DRIVE, 1300 t FEET WEST
OF WASHINGTON STREET IN LAGUNA DE LA PAZ (48300
VISTA DE NOPAL)
REQUEST: CLUBHOUSE BUILDING ADDITION AND MODIFICATIONS
TO THE RECREATIONAL FACILITIES AND TWO PARKING
LOTS
ZONING: RL (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING/LAND USES: NORTH: RL / LAKE (PART OF LAGUNA DE LA PAZ)
SOUTH: RL / LA QUINTA COUNTRY CLUB
EAST: RL / RESIDENCES (PART OF LAGUNA DE LA
PAZ)
WEST: RL / RESIDENCES (PART OF LAGUNA DE LA
PAZ)
BACKGROUND:
The clubhouse and related recreational facilities, located near Eisenhower Drive,
1300 f feet west of Washington Street, were constructed in the mid 1980's in
conjunction with the residential development (Attachment 1). The facilities include the
clubhouse, nine tennis courts, a swimming pool and three spas, an on -site clubhouse
25 space parking lot and smaller 21 space employee parking lot with unsecured access
to Eisenhower Drive.
C:alrc rpt sdp 99-650
Project Request
The project will include a building addition of approximately 2,075 square feet of floor
space to the existing 3,400 square foot clubhouse, removal of four tennis courts,
revision to the circular Eisenhower Drive employee and on -site clubhouse parking lots,
new recreational amenities, and a new maintenance building. Additionally, a new
matching meandering six foot high perimeter wall with two small view panels will be
installed along Eisenhower Drive.
The 2,075 square foot clubhouse addition will increase the size of the meeting room,
exercise room, and kitchen, and add a new game room, office, multi -purpose room,
storage room, and detached 22'-10" high entrance tower to match the taller existing
tower on the clubhouse. The architectural style of the addition will match the existing
Mediterranean style of the clubhouse, utilizing plaster walls, multi -pane windows, and
exposed wood rafters. The new roof will match the existing concrete barrel mission
tile and include a portion of flat roof. The mission tile on the existing hipped roof
tower will be removed and replaced with standing seam metal roofing to match the
new tower. The new roof the material and color will match the existing red blend with
the exterior plaster off-white in color.
In order to provide the other new facilities, four tennis courts will be removed, and the
circular employee parking lot on Eisenhower Drive parking lot will be modified and
reduced in size from 21 spaces to 10 spaces, including two oversized spaces for
occasional RV visitors or delivery trucks.
New recreational facilities include putting greens, shuffle board, bocce ball, horse
shoes, picnic tables, and croquet. A gazebo and surrounding pond are proposed north
of the picnic bench area. The materials match those used in the other structures.
Some of the on -site clubhouse parking lot landscaping areas will be removed to
increase the number of parking spaces from 25 to 34. The clubhouse requires 39
parking spaces based on the one per 35 square feet of the main meeting room. The
two parking lots provide 44 spaces.
The proposed 19'-6" high, 900 square foot maintenance building with restroom will
be constructed near the southwest corner of the clubhouse parking lot. The materials
and style will match the clubhouse, including a tile roof.
A preliminary landscaping plan has been submitted, indicating that most of the project
area will be relandscaped. The plant pallette indicates most of the plants will be desert
and low water using plants, including decomposed granite as a ground cover. Most
of the turf area is limited to the picnic, horse shoe, and croquet area.
C:alrc rpt sdp 99-650
A new meandering decorative six foot high wall will be installed along the frontage
of Eisenhower Drive to secure the facilities. Adjacent to the gated employee driveway
short view corridors will be provided in the walls.
FINDINGS:
The findings as required by Section 9.210.010 (Site Development Permits) of the
Zoning Code can be made as noted in the report.
RECOMMENDATION:
Adopt Planning Commission Resolution 99-_, approving Site Development Permit 99-
650, subject to the recommended conditions.
Attachments:
1. Location map
2. Plan exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted by:
f�
Christine di lorio, Planning Manager
C:alrc rpt sdp 99-650
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A
CLUBHOUSE ADDITION AND RELATED RECREATIONAL
FACILITIES, SUBJECT TO CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 99-650
APPLICANT: VALENTINE PROFESSIONAL SERVICES
FOR HOA LAGUNA DE LA PAZ
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 th day of May, 1999, hold a duly noticed Public Hearing to consider the
request of Valentine Professional Services for Hoa Laguna De La Paz to approve the
construction plans for a clubhouse building addition and modifications to the
recreational facilities and two parking lots in the RL zone district, located on the north
side of Eisenhower Drive, 1300 t feet west of Washington Street in Laguna De La Paz
(48300 Vista De Nopal) more particularly described as:
Portions of the NW 1 /4 of Section 31, TSS, R7E, SBBM
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the Community Development
Department has determined this request is categorically exempt from further
environmental review pursuant to Section 15301, Class 1(E), Section 15303, Section
15304, and Section 15311 of the Guidelines for Implementation of the California
Environmental Quality Act, ; and,
WHEREAS, the Architecture and Landscaping Review Committee, on May
5, 1999, at a regular meeting, recommended approval of the architectural and
landscaping plans, subject to conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The project is consistent with the General Plan and Zoning Code in that the use
is permitted in the RL District and has been designed to comply with the
applicable RL District and development standards.
CApc res sdp 99-650
Resolution 99-
Site Development Permit 99-650
2. This request is categorically exempt from further environmental review
pursuant to Section 15301, Class 1(E), Section 15303, Section 15304, and
Section 15311 of the Guidelines for Implementation of the California
Environmental Quality Act.
3. The architectural design of the project, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city in that the
proposed construction matches the overall existing building and residential
design, and materials and colors will be maintained and/or complemented.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the city in that design elements have been
coordinated to ensure compatibility between surrounding residences, proposed
buildings and pedestrian elements.
5. Project landscaping, including but not limited to the location, type, size, color,
texture, and coverage of plant materials, has been designed so as to provide
relief, complement buildings, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide an
overall unifying influence, to enhance the visual continuity of the project in that
proposed landscaping has been designed to complement surrounding planting
while enhancing the project area and ensuring low maintenance and water use.
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 99-650 for the reasons
set forth in this Resolution, subject to the Conditions labeled Exhibit "A",
attached hereto;.
C:\pc res sdp 99-650
Resolution 99-
Site Development Permit 99-650
PASSED,
Quinta City Planning
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
APPROVED, and ADOPTED at a regular meeting of the La
Commission, held on the 11 to day of May, 1999, by the
ROBERT T. TYLER, Chairman
City of La Quinta, California
JERRY HERMAN, Community Development Director
City of La Quinta, California
C:\pc res sdp 99-650
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-660
VALENTINE PROFESSIONAL SERVICES FOR HOA LAGUNA DE LA PAZ
MAY 11, 1999
CONDITIONS OF APPROVAL
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 99-650, unless otherwise amended by
the following conditions.
2. The approved Site Development Permit shall be used within one year of the
date of approval, otherwise, it shall become null and void and of no effect
whatsoever.
"Used" means the issuance of a building permit. A time extension may be
requested as permitted in the La Quinta Zoning Code Section 9.200.080.
3. 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.
4. The project shall incorporate the latest technology in recycling and other means
of reducing the amount of waste requiring disposal (land filing), during
demolition, construction, and upon site development/operation.
A) prior to issuance of a demolition/building permit, the applicant shall
provide proof to the Community Development Department that a
recycling company and program has been established for the recycling of
construction/demolition debris.
B) If the applicant can successfully demonstrate that current provisions exist
to meet the requirements of the California Solid Waste Reuse and
Recycling Access Act of 1991, the Community Development Director
may waive, modify, or delete the requirements of this condition.
5. Final architectural working drawings for all structures, substantially conforming
to this approval shall be submitted to the Community Development Department
for approval prior to submission of plans to the Building and Safety Department.
c:\stan\pc coa sdp 99-650
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-650
VALENTINE PROFESSIONAL SERVICES FOR HOA LAGUNA DE LA PAZ
MAY 11, 1999
6. Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department.
7. Plans for the new meandering wall along Eisenhower Drive shall be submitted
to the Community Development Department for approval with the final
landscaping plans. The wall shall be compatible in material, design, and color
with the existing perimeter wall.
8. Provide bicycle racks near clubhouse on final working drawings.
9. Prior to the issuance of a demolition, 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)
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.
FIRE MARSHAL
10. Provide or show there exists a water system capable of delivering 2000 gpm
for a 2 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
11. The required fire flow shall be available from a Super fire hydrant(s), (6" x 4"
x 2-1/2") located not less than 25' or more than 165' from any portion of the
buildings as measured along approved vehicular travel ways.
12. The applicant shall be responsible to submit written certification from the water
company noting the location of the existing fire hydrant and that the existing
water system is capable of delivering 2000 gpm for a 2 hour duration at 20 psi
c:\stan\pc coa sdp 99-650
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-650
VALENTINE PROFESSIONAL SERVICES FOR HOA LAGUNA DE LA PAZ
MAY 11, 1999
residual operating pressure. If a water system is currently does not exist, the
applicant/developer shall be responsible to provide written certification that
financial arrangements have been made to provide them.
13. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
14. Prior to the issuance of a building permit, if any, applicant/developer shall
furnish one blue line copy of the water system plans to the Fire Department for
review. Plans shall conform to the fire hydrant types, location and spacing, and
the system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department'.
15. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
16. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story.
17. Install a complete fire sprinkler system per NFPA for the clubhouse building.
The post indicator valve and Fire Department connection shall be located to the
front within 50' of a hydrant, and a minimum of 25' from the building.
18. All fire sprinkler systems and alarm plans must be submitted separately for
approval prior to construction. Subcontractors should contact the Planning and
Engineering Office for submittal requirements.
19. Applicant/developer shall be responsible for obtaining underground/aboveground
tank permits from both the County Health and Fire Departments.
20. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
21. Install hood/duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department, for
review.
22. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
c:\stan\pc coa sdp 99-650
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-650
VALENTINE PROFESSIONAL SERVICES FOR HOA LAGUNA DE LA PAZ
MAY 11, 1999
recommended standard of the Knox Company. Special forms are available from
this office for the ordering of the Key Switch, this form must be authorized and
signed by this office for the correctly coded system to be purchased.
23. If a building requires Hazardous Materials Reporting (Material Safety Data
Sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300
with tamper switches shall be used.
24. Final conditions will be addressed when the building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
PUBLIC WORKS DEPARTMENT
25. The applicant shall submit a revised hydrology plan for the Laguna de la Paz
development. The proposed construction shall not adversely affect the
development's capacity to retain runoff from a 100 year storm event.
FEES
26. The applicant shall comply with the terms and requirements of the Infrastructure
Fee Program in effect at the time of issuance of building permit.
27. Prior to issuance of first building permit allowed by this approval, the developer
shall pay school mitigation fees to the Desert Sands Unified School District
based on the State imposed fee in effect at that time.
c:\stan\pc coa sdp 99-650
•►
a
DIMMUM:
PH A
STAFF REPORT
PLANNING COMMISSION
DATE: MAY 11, 1999
CASE NO.: GENERAL PLAN AMENDMENT 99-062
SPECIFIC PLAN 84-004, AMENDMENT NO.3
CHANGE OF ZONE 99-090
REQUEST: 1. RECOMMEND APPROVAL OF A GENERAL PLAN
AMENDMENT WHICH GENERALLY REMOVES 30 ACRES
OF TOURIST COMMERCIAL USE AT THE CORNER OF
AVENUE 48 AND JEFFERSON STREET AND REPLACES IT
WITH GOLF COURSE AND LOW DENSITY RESIDENTIAL
DEVELOPMENT USES
2. RECOMMEND APPROVAL OF RANCHO LA QUINTA
SPECIFIC PLAN 84-004 AMENDMENT NO. 3 , WITH
GUIDELINES AND STANDARDS;
3. RECOMMEND APPROVAL OF A CHANGE OF ZONE WHICH
GENERALLY REMOVES 30 ACRES OF TOURIST
COMMERCIAL USE AT THE CORNER OF AVENUE 48 AND
JEFFERSON STREET AND REPLACES IT WITH GOLF
COURSE AND LOW DENSITY RESIDENTIAL DEVELOPMENT
USES
LOCATION: SOUTH OF AVENUE 48, NORTH OF AVENUE 50, WEST OF
JEFFERSON STREET, AND EAST OF WASHINGTON
STREET
APPLICANT: T.D. DESERT DEVELOPMENT, L.P.
REPRESENTATIVE: FORREST K. HAAG, ASLA
PROPERTY OWNER: T.D. DESERT DEVELOPMENT, L.P.
ZONING: LOW DENSITY RESIDENTIAL (RL)
GOLF COURSE (GC)
TOURIST COMMERCIAL (TC)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (LDR)
GOLF COURSE (G)
TOURIST COMMERCIAL (TC)
A:\PCstaff.rpt..SPamd#3.wpd 1
SURROUNDING
ZONING/LAND USE: NORTH:
REGIONAL COMMERCIAL (CR)
ACROSS
AVENUE 48
SOUTH:
LOW DENSITY RESIDENTIAL (RL),
MEDIUM
DENSITY RESIDENTIAL (RM)
AND
COMMUNITY COMMERCIAL
EAST:
RESIDENTIAL ACROSS JEFFERSON
STREET
CITY OF INDIO
WEST:
LOW DENSITY RESIDENTIAL (RL)
ACROSS
WASHINGTON STREET
BACKGROUND AND OVERVIEW:
Property Description
The Rancho La Quinta Specific Plan area is 726 acres (1.1 1 square miles). The project
boundaries are defined by four Arterial streets; Washington Street, Jefferson Street,
Avenue 48, and Avenue 50. The project area is located at the south of Avenue 48,
north of Avenue 50, west of Jefferson Street and east of Washington Street. The
developed portion of the area consists of residential homes and an 18 hole
championship golf course, professional golf shop, tennis and recreational facilities; golf
course grading is underway for the east portion of the Specific Plan Area. The La
Quinta Evacuation Channel (flood control) runs south to north through the middle of
the area.
The Rancho La Quinta Specific Plan and Environmental Impact Report (EIR) were
approved and certified by the Riverside County Board of Supervisors in 1979 (then
known as the ATO Desert Project). In 1984, the City of La Quinta adopted an
Amended Specific Plan (then called The Grove) that reduced the scale of the proposed
resort community to 1,500 residential units and two 18 hole golf courses and certified
the EIR with an Addendum. EA 98-357 was certified by the City Council in 1999 for
General Plan Amendment 98-057, Change of Zone 98-086, and Specific Plan 84-004
Amendment #2. Environmental Documentation for this proposal is an Addendum to
EA 98-357 for General Plan Amendment 99-062, Change of Zone 99-090, and
Specific Plan 84-004 Amendment #3.
Applications Under Consideration
1. General Plan Amendment
The applicant is requesting to eliminate the 30 acre Tourist -Commercial (TC) site from
corner of Avenue 48 and Jefferson Street and replacing it with Low Density
Residential and Golf Course uses. The request retains 10 acres of TC uses such as
"Casitas" units with interval or fractional ownership located south of Avenue 48 at
Dunes Palms Road in Planning Area li; and resizes this area from 34 to 10 acres of TC.
AAPC staff. rpt.. S Pamd# 3. wpd 2
2. Specific Plan Amendment
The request is to amend"The Rancho La Quinta Specific Plan" which establishes
guidelines and standards in a focused development plan for the distribution of land
uses, location and sizing of supporting infrastructure, development standards, and
requirements for public improvements. The applicant is requesting to eliminate the 30
acre Tourist -Commercial (TC) site from corner of Avenue 48 and Jefferson Street and
replacing it with Low Density Residential and Golf Course uses. The proposed Specific
Plan is consistent with the General Plan Amendment request.
The proposed Rancho La Quinta Specific Plan Amendment No. 3 includes two eighteen
hole golf courses on approximately 315.5 acres; 1,300 residential units on 325 acres;
(Tourist Commercial/Residential Overlay as the proposed zoning) and a private club
facility on 10 acres. Amendment No. 3 includes new tables with revised land use
acreage calculations based on a more accurate computerized mapping technology. In
addition, Planning Area III now has more acreage identified for golf course (the golf
course has been mass graded and is larger than the conceptual land use plan) and less
acreage for residential development.
The proposed Specific Plan identifies four planning areas for development. Punning
Area I, partially developed, is 263 acres in the northeast quadrant consisting of 131
acres of Low Density Residential, acres for the existing 18 hole championship golf
course with 12.5 acres of Water Course/ Floodplan use incorporated into the Golf
Course design . Project entry points are from Washington Street and Eisenhower
Avenue and Avenue 48 and Adams Street.
Planning Area II, currently under development, is 10 acres consisting of Tourist
Commercial Residential limited to residential uses allowing interval or fractional
ownership with supporting uses such as the Rancho La Quinta Resort Lodge and Golf
Club. The request retains 10 acres of TC located south of Avenue 48 at Dunes Palms
Road in Planning Area II; and resizes this area from 34 to 10 acres of TC.
Planning Areas III is located east of the La Quinta Evacuation Channel and is under
development. Planning Area III consists of 373.3 acres with 160 acres of Low Density
Residential and 196 acres designated for an 18 hole golf course. Access to the
residential areas will be from Jefferson Street at the Avenue 49 alignment and from
Avenue 50 at the Dunes Palms Road alignment.
Planning Area IV is east of Washington Street, south of Cabrillo Way and is designated
as 30.5 acres Low Density Residential and 3.0 acres for Water Course / Floodplan (the
La Quinta Evacuation channel), and a .5 acre well site. This is the existing "Ventanas"
subdivision with 98 recorded residential lots. With Specific Plan Amendment No. 2
, it was incorporated into the Rancho La Quinta Specific Plan.
A:\PCstaff.rpt..SPamd#3.wpd 3
RANCHO LA QUINTA SPECIFIC PLAN
LAND USE PLAN SUMMARY
Land Use Zonina
Low Density Residential- LDR RL
Tourist Commercial - TC TC
Golf Course - GC GC
Utility Easements, ROW, etc.
TOTAL
Acres Density
325 2-4 units/acre
10 Not applicable
315 Not applicable
67.5 Not applicable
F7�E
Proposed Circulation
The proposed Circulation Plan shows access to the residential areas at the existing
main entry points on Washington Street at Eisenhower and Avenue on 48 at Adams
Street. Proposed access to future phases is shown on Jefferson Street at Avenue 49
and on Avenue 50 at the alignment for Dunes Palms Road. This table consolidates the
changes from the Draft Specific Plan Amendment No. 2 to the final adopted Specific
Plan Amendment No. 2 and is now incorporated into the Plan document for this
Amendment No. 3.
No changes are requested at this time.
Street Classification Right -of -Way (feet) Improved Street (feet) Number
(curb to curb)
of lanes
Major Arterial
120
102
6
Primary Arterial
100-1 10
86
4
Onsite Arterial
88
60
4
Collector
36
36
2
Local
28-32
22
2
Development Standards
Development standards proposed for the Specific Plan must be consistent with the
General Plan development standards. Development standards proposed for the
Specific Plan differ from the Zoning Code. The Specific Plan proposes variations in
standards are tailored to the individual site locations within the project boundarues and
the existing topography. The following tables represent the key proposed development
standards as compared to Zoning Code development standards.
Proposed Specific Plan development standards for single family detached which differ
from Zoning Code development standards include:
Proposed
Existing Code
Minimum lot size
6500 sq. ft.
7200 sq. ft.
Minimum lot frontage
50 ft.
60 ft.
Front yard setback
15 ft.
20 ft.
Garage setbacks
15 ft.
25 ft. (Dependant upon door type)
Rear yard setback
10 ft.
20 ft.
AAPCstaff.rpt..SPamd#3.wpd
4
Proposed Specific Plan development standards for single family attached which differ
from Zoning Code development standards:
Minimum lot size
Minimum lot frontage
Front yard setback
Rear yard setback
3. Change of one
Proposed
Existing Code
6500 sq. ft.
7200 sq. ft.
45 ft.
60 ft.
15 ft.
20 ft.
15 ft.
20 ft.
The applicant is requesting to eliminate the 30 acre Tourist -Commercial (TC) site from
corner of Avenue 48 and Jefferson Street and replacing it with Low Density
Residential and Golf Course uses. The request also retains 10 acres of TC uses at the
Dunes Palm Site in Planning Area Il; and resizes this area from 34 to 10 acres.
ENVIRONMENTAL ASSESSMENT:
An EA Addendum to the previously certified Environmental Assessment (EA) 98-357,
for the Rancho La Quinta Specific Plan (SP 84-004, Amendment #3), General Plan
Amendment (GPA 99-062), Change of Zone (ZCA 99-090) has been completed
pursuant to the California Environmental Quality Act (CEQA) in order to evaluate the
environmental impacts associated with minor changes.
The La Quinta Community Development Department has determined that based on this
Addendum to the previously certified Negative Declaration, no further environmental
review is deemed necessary, pursuant to the Guidelines for Implementation of the
California Environmental Quality Act, Section 15304.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The project was sent out for comment to City Departments and affected public
agencies on April 21, 1999, requesting comments returned by May 3 , 1999. All
applicable comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This case was advertised in the Desert Sun newspaper and posted on April 28, 1999.
All property owners within 500 feet of the site were mailed a copy of the public
hearing notice.
ANALYSIS AND ISSUES:
Specific Plans are designed to allow flexibility for future development of the property.
Proposed development in accordance with the guidelines and standards of the Specific
Plan, as conditioned, will provide the unique environment within the planned
community "Rancho La Quinta Country Club".
AAPCstaff.rpt..SPamd#3.wpd 5
The proposed General Plan Amendment, eliminating the Tourist Commercial use
located at Jefferson Street and Avenue 48, will have minor or no significant impacts
to the Land Use, Circulation Element, and other Elements of the General Plan.
The project is proposing Low Density Residential (2-4 units per acre) with two eighteen
hole golf courses. The existing Specific Plan is conditioned. The proposed Specific
Plan retains the development potential to allow a maximum of 1,500 residential units,
but calculates an anticipated 1,300 residential units and 10 acres of "Tourist
Commercial Residential" with support facilities.
All streets within Rancho La Quinta are private; General Plan Circulation Elements
standards are required to be met including street sizing. All public streets, providing
the major access to the project, conform to the General Plan standards.
The proposed design, site planning, and landscape guidelines for all residential and
commercial development in Rancho La Quinta are consistent with current Zoning Code
requirements and all development is subject to further review under a Site
Development Permit.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 99-_, recommending to the City
Council approval of a General Plan Amendment to eliminate the Tourist
Commercial land use designation generally described as the southwest corner
of Jefferson Street and Avenue 48 and to replace it with a golf course and low
density residential land use designation, as shown on Exhibit A.
2. Adopt Planning Commission Resolution 99- , recommending to the City
Council approval of the Rancho La Quinta Specific Plan 84-004, Amendment
#3.
3. Adopt Planning Commission Resolution 99-_, recommending to the City
Council approval of a Change of Zone to eliminate the Tourist Commercial Zone
generally described as the southwest corner of Jefferson Street and Avenue 48
and to replace it with a golf course and low density residential land use zone as
shown on Exhibit B.
ATTACHMENTS
1 . Rancho La Quinta Specific Plan 84-004, Amendment No. 3
Prepared by:
Fred Baker, Principal Planner
Supmitted by:
'Christine di lorio, Planning Manager
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA O.UINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT TO TO
REMOVE A 30 ACRE TOURIST COMMERCIAL (TC)
DESIGNATION, GENERALLY DESCRIBED AS THE SOUTHWEST
CORNER OF JEFFERSON AND AVENUE 48 AND TO REPLACE IT
WITH GOLF COURSE AND LOW DENSITY RESIDENTIAL
DESIGNATION; AND TO ELIMINATE THE SIGNALIZED ACCESS
TO THAT TOURIST COMMERCIAL USE
GENERAL PLAN AMENDMENT 99-062
APPLICANT: T.D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did,
on the 1 1th day of May , 1999 hold a duly -noticed Public Hearing to consider the request of
T.D. Desert Development to amend the City of La Quinta General Plan Land Use Policy
Diagram to remove a 30 acre Tourist Commercial (TC) designation, generally described as the
southwest corner of Jefferson and Avenue 48 and to replace it with golf course and low
density residential designation; and to eliminate the signalized access to Tourist Commercial
the use as shown on Exhibit A.; and more particularly described as:
APN: BOOK 646, MAPS 2, and 43 through 40, AND BOOK 649 MAPS 10, 21, 37, 38, and 40
WHEREAS, said General Plan Amendment has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that an Environmental Assessment was conducted for Specific Plan 84-
004 (Rancho La Quinta) in 1998, for the overall development of the Rancho La Quinta
development. A Mitigated Negative Declaration to the Addendum to Environmental Impact
Report No. 90 was certified by the City Council (Resolution 98-47) on May 19, 1998. No
substantive changes exists which would require the preparation of additional environmental
documentation. An Addendum has been prepared to evaluate the environmental impacts
associated with minor changes in the project. The Community Development Department has
determined that no significant environmental impacts which cannot be mitigated will result
from this project. Therefore, no further Environmental Assessment is necessary. Pursuant to
Public Resources code 21 166.; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, said Planning
Commission did make the following mandatory findings of approval to justify a
recommendation for approval of said General Plan Amendment:
1. This Amendment is internally consistent with those goals, objectives, and policies of
the General Plan not being amended in that the Amendment proposes land uses types,
circulation system access, and street cross sections which already exist as a part of
the General Plan. That the General Plan Amendment is compatible with the existing
and anticipated area development in the project, as conditioned, provides adequate
circulation. The General Plan Circulation Element identifies Jefferson Street as a
Primary Image Corridor and Avenue 48 as Secondary Image Corridors; it will have
street improvements with a landscaped median and abundant landscaping contiguous
to the street right-of-way consistent with Circulation Policy 3-4.1.2. The landscape
PCRESOGPA 98-057
Planning Commission Resolution 99
General Plan Amendment 99-062
setbacks are consistent with Circulation Element Policy 3-4.1.11. The project, as
conditioned, is consistent with the goals, objectives, and policies of the General Plan
Circulation Element.
2. This Amendment will not create conditions materially detrimental to the public health,
safety, and welfare in that the resulting land uses will require Planning Commission or
Planning Commission and City Council review and approval of future development
plans, which will ensure adequate conditions of approval.
3. The new land use designation is compatible with the designations on adjacent
properties because the Planning Commission and/or City Council review and approval
will ensure compatibility and in some areas, the adjacent use is similar due to its
residential/resort nature.
4. The new land use designation is suitable and appropriate for the properties involved
because it is an extension of the proposed golf course and residential development.
5. That the General Plan Amendment is within a project that will be provided with
adequate utilities and public services to ensure public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Commission in this case;
3. 2. That it does hereby recommend approval of the above -described General Plan
Amendment request for the reasons set forth in this Resolution, and subject to the
attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 11 th day of May , 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
PCRESO 99-
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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 84-004, AMENDMENT
NO. 3 FOR A MIXED USE DEVELOPMENT CONSISTING OF A
COMBINATION OF RESIDENTIAL, GOLF COURSE, AND
TOURIST COMMERCIAL USES ON 718 ACRES, GENERALLY
BOUNDED BY FOUR ARTERIAL STREETS; WASHINGTON
STREET, JEFFERSON STREET, AVENUE 48, AND AVENUE
CASE NO. SP 84-004, AMENDMENT NO. 3
APPLICANT: T.D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did,
on the 11 th day of May, 1999, hold a duly -noticed Public Hearing to consider Specific Plan
Amendment No.3 for a mixed use development consisting of a combination of residential, golf
course, and tourist commercial uses on 718 acres, generally bounded by four Arterial streets;
Washington Street, Jefferson Street, Avenue 48, and Avenue 50. The project area is located
at the south of Avenue 48, north of Avenue 50, west of Jefferson and east of Washington.,
more particularly described as:
APN: BOOK 646, MAPS 2, and 43 through 40; AND BOOK 649 MAPS 10, 21, 37, 38, and 40
WHEREAS, said Specific Plan has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution
83-63), in that an Environmental Assessment was conducted for Specific Plan 84-004
(Rancho La Quinta) in 1998, for the overall development of the Rancho La Quinta Country
Club. A Mitigated Negative Declaration to the Addendum to Environmental Impact Report No.
90 was certified by the City Council (Resolution 98-47) on May 19, 1998. No substantive
changes exists which would require the preparation of additional environmental
documentation. An Addendum for this Amendment has been prepared to evaluate the
environmental impacts associated with minor changes in the project. The Community
Development Department has determined that no significant environmental impacts which
cannot be mitigated will result from this project. Therefore, no further Environmental
Assessment is necessary. Pursuant to Public Resources Code 21166.
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 Specific Plan Amendment No.3:
1. That the proposed Specific Plan Amendment No. 3 is consistent with the goals and
policies of the La Quinta General Plan in that the proposed land use designations of
Residential, Golf Course/Open Space, and Tourist Commercial are allowed General Plan
uses.
A AresoS P84-004amdo. 3
Planning Commission Resolution 99-
2. This Amendment will not create conditions materially detrimental to the public health,
safety, and welfare in that the resulting land uses and circulation will require Planning
Commission and City Council review and approval of future development plans, which
will ensure adequate conditions of approval.
3. That the Specific Plan Amendment No. 3 is compatible with the existing and
anticipated area development in that the project, as conditioned, provides adequate site
access and off site street improvements.
4. That the project will be provided with adequate utilities and public services to ensure
public health and safety.
5. That the Specific Plan Amendment No.3 is consistent with the current Specific Plan
approval and amendment process.
6. That the proposed Specific Plan Amendment No. 3 is conceptual; further review will
be required under a Site Development Permit review process at which time project
related conditions will be attached to mitigate impacts.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La O.uinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the
Commission in this case;
2. That it does hereby recommend approval of the above -described Specific Plan
Amendment No. 3 request for the reasons set forth in this Resolution, and subject to
the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La O.uinta
Planning Commission, held on this 11 `h day of May , 1999, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Robert T. Tyler, Chairman
City of La O.uinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Ouinta, California
MresoSP84-004amdo.3
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 84-004, AMENDMENT NO.3
MAY 11, 1999
GENERAL CONDITIONS OF APPROVAL
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. Land divisions within Specific Plan 84-004, Amendment No 3 shall comply with
the requirements and standards of § § 66410-66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Municipal Code (LQMC).
3. Prior to the issuance of a grading or building permits for any facilities
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (Potable water supply and work within the
La Quinta Evacuation Channel)
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall include a copy of the application for the
Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a
copy of the proposed Storm Water Pollution Protection Plan for review by the
Public Works Department.
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
COA.SP84-004AMDA03 1
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of or otherwise
necessary to facilitate the ultimate use of the development and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process
of said dedication, granting, or conferral shall be ensured, prior to approval of
final maps or parcel maps or a waivers of parcel maps lying over or adjacent to
the required property rights. The conferral shall include irrevocable offers to
dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are located
on privately -held lots or parcels.
6. Prior to approval of final maps, parcel maps or grading plans and prior to
issuance of grading permits, the applicant shall furnish proof of temporary or
permanent easements or written permission, as appropriate, from owners of any
abutting properties on which grading, retaining wall construction, permanent
slopes, or other encroachments are to occur.
7. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
8. The applicant shall 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.
9. Right of way grants required of this development include:
A. Washington and Jefferson Streets - Sixty -foot halves of 120' rights of way
B. Avenues 48 and 50 - Fifty -five-foot halves of 1 10' rights of way
Grants shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved
construction plans.
The applicant shall grant the above rights of way withing sixty days of written
request by the City.
C'OA.SP84-004AMD.NO3 2
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
10. The applicant shall grant flood easements to CVWD for all areas of the
development below the elevation of 50.00 feet which are not drainage isolated
(to elevation 50.00) from the La Quinta Evacuation Channel. The applicant shall
endeavor to offer easements over currently -improved portions of the channel
within six months of the approval of this specific plan update. Easements over
unimproved portions shall be offered for dedication when subdivided or
otherwise approved for construction
1 1 . The applicant shall dedicate 10-foot public utility easements contiguous with and
along both sides of all private streets.
12. The applicant shall create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Washington Street - As constructed at the time of this Specific Plan update
B. Avenues 48 and 50 and Jefferson Street - 20'
Minimum widths may be used as average widths if meandering wall designs are
approved.
Required setback areas or lots shall apply to all existing and proposed street
frontage of the property being subdivided including, but not limited to, remainder
parcels and lots dedicated or deeded to others such as water well and power
substation sites.
Where public sidewalks are placed on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
13. The applicant shall vacate abutter's rights of access to Washingtcn and
Jefferson Streets and Avenues 48 and 50 from lots abutting the streets. Direct
access to these streets shall be restricted to entry/exit drives approved by the
City.
14. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
COA.SP84-004AMD.NO3 3
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
Mav 11, 1999
FINAL MAP(S) AND PARCEL MAP(S)
15. Prior to approval of any land division map, the applicant shall furnish accurate
AutoCad files of the complete map, as approved by the City's map checker, on
storage media and in a program format acceptable to the City Engineer. The
files shall utilize standard AutoCad menu choices so they may be fully retrieved
into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
16. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of "Rough Grading," "Precise Grading,"
"Streets & Drainage," and "Landscaping." All plans except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans
shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. Grading and drainage plans within or directly affecting the La Quinta Evacuation
Channel shall have signature blocks for CVWD.
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.
COA.SP84-004AMD.NO3 4
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
19. When final plans are approved by the City, and prior to approval of the land
division map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer. The files shall
utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
20. The applicant shall construct improvements and/or satisfy obligations, or furnish
executed, secured agreements to construct improvements and/or satisfy
obligations required by the City prior to approval of final or parcel maps or
issuance of certificates of compliance for waived parcel maps. 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.
21. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall
not be agendized for final acceptance until the City receives confirmation from
the telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
22. The applicant shall pay cash or provide security in guarantee of cash payment
for applicant's required share of improvements which are or have been
constructed by others (participatory improvements).
COA.SP84-004AMD.NO3
5
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May Ill, 1999
At the time of approval of this specific plan update, known participatory
improvements consist of the following:
Avenue 48 - Reimburse A.G. Spanos Construction Co. in the amount of
$60,555.59 for pavement and median curbing installed on the south side of
Avenue 48 between Washington and Adams Streets as part of offsite
improvements for Tract 24230 - Lake La Quinta. This amount shall be reduced
by the applicant's approved costs for installation of landscaping in the north half
of said median.
GRADING
23. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
24. Prior to occupation of development sites for construction purposes, the
Applicant shall submit and receive approval of fugitive dust control plans
prepared in accordance with Chapter 6.16, LQMC. In accordance with said
Chapter, the Applicant shall furnish security, in a form acceptable to the city, in
an amount sufficient to guarantee compliance with the provisions of the permit.
25. The applicant shall comply with the City's flood protection ordinance. The
applicant shall coordinate with the Federal Emergency Management Agency's
National Flood Insurance Program and take steps as necessary to ensure that
residential properties abutting the La Quinta Evacuation Channel are not subject
to the flood insurance associated with the Flood Zone A designation of the
Channel.
26. The applicant shall furnish a thorough preliminary geological and soils
engineering report ("soils report") with grading plans.
27. Grading plans shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of grading permits. The grading
plan shall conform with the recommendations of the soils report(s) and shall be
certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on final map(s) that soils reports have been prepared
pursuant to Section 17953 of the Health and Safety Code.
28. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts and lots
COA.SP84-004AMD.NO3 6
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
within this development. Building pad elevations on contiguous lots shall not
differ by more than three feet except for lots within a tract, but not sharing
common street frontage, where the differential shall not exceed five feet. If
compliance with this requirement is impractical, the City will consider and may
approve alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
29. Prior to issuance of building permits, the applicant shall provide documents,
bearing the seal and signature of a California registered civil engineer or
surveyor, that list actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be
organized by map and lot number and shall be listed cumulatively if submitted
at different times.
DRAINAGE
30. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03
and the following:
31. The design of the development shall not cause any increase in flood boundaries,
Bevels or frequencies in any area outside the development.
32. Stormwater falling on sate 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.
33. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
34. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
35. Nuisance water shall be retained on site.
36. If the applicant proposes drainage of stormwater from a design storm directly
or indirectly to public waterways, the applicant and, subsequently, the
Homeowners' Association shall be responsible for any sampling and testing of
COA.SP84-004AMD.NO3 7
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
the development's effluent which may required under the City's NPDES Permit
or other city- or area -wide pollution prevention program and for any other
obligations and/or expenses which may arise from such discharge of the
development's stormwater or nuisance water. The tract CC & Rs shall reflect
the existence of this potential obligation.
UTILITIES
37. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High -voltage power lines which the
power authority will not accept underground are exempt from this requirement.
38. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to the hardscape improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of
the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
39. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final
map or issuance of a certificate of compliance for any waived final map, the land
being divided may be subject to the provisions of the ordinance.
40. The applicant shall develop all internal roads in accordance with the design
standards specified in the specific plan and the structural standards in effect at
the time of tentative tract approval. All internal roads shall remain private. The
minimum street width shall be 36 feet as measured between curbfaces or
flowlines except as follows:
A. Single -loaded residential streets - 32-feet minimum.
B. Streets may be constructed to minimum widths of 32 feet with parking
restricted to one side, and 28 feet if on -street parking is prohibited, if there
is adequate off-street parking for residents and visitors and the applicant
provides for enforcement of the restrictions by the homeowners association
The following minimum off -site street improvements shall be constructed to
conform with the General Plan street type noted in parentheses:
COA.SP84-004AMD.NO3 8
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004. Amendment 43
May 11, 1999
C. Washington Street and the portion of Avenue 48 from Washington Street
to Dune Palms Road have been constructed by the applicant at the time of
this specific plan amendment.
D. Avenue 48 (Primary Arterial) - Reimburse the City for the cost to construct
the applicant's half of this street from Dune Palms Road to Jefferson
Street.
E. Jefferson Street (Major Arterial) - Fifty -one -foot half of 102' improvement
(curbface to curbface) plus six-foot sidewalk for the length of the
applicant's frontage.
F. Avenue 50 (Primary Arterial) - Forty -three-foot half of 86' improvement
(curbface to curbface) plus six-foot sidewalk for the length of the
applicant's frontage.
G. Traffic signal at Jefferson St. and Avenue 48 - 25% responsibility for the
cost to design and construct.
H. Traffic signals at Adams Street, Dune Palms Road, Jefferson Street
entrance - 50% responsibility for the cost to design and construct.
I. Traffic signal at Avenue 50 entrance - 50% responsibility for the cost to
design and construct.
The applicant shall be solely responsible for any modifications required to adapt
existing signals for the opening of this developments entries. Signals shall be
secured (reimbursed if already constructed by others) with development
approvals for the entries affected and shall be constructed prior to the opening
of the entries unless otherwise approved by the City Engineer.
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.
In the event any of the above improvements are constructed by the City
prior to the Applicant recording a final map pursuant to the phasing
concept approved for this Specific Plan, the Applicant shall reimburse the
City, at the time the final map is approved by the City Council, for the cost
COA.SP84-004AMD.NO3 9
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004. Amendment #3
May 11. 1999
of that portion of the improvements constructed by the City that are
required by these Conditions of Approval.
41. The minimum rate of progress on the applicant's remaining responsibility for off -
site streets (approximately 2.1 of the original 3.1 miles of improvements) shall
be as follows:
A. The applicant shall reimburse the City for the cost of improvements to
Avenue 48 between Dune Palms Road and Adams Street at the time of
approval of the next final map or other development approval providing
additional residential or resort guest property.
B. The applicant shall secure the estimated cost of Jefferson Street
improvements (or reimburse actual costs if already constructed) as follows:
1) Prior to construction of permanent, non -emergency access to this
street, or
2) At the time of approvals allowing residential or resort guest uses in
the portion of the specific plan area lying within one quarter mile of
the centerline of Jefferson Street. This obligation may be pro rated
with development approvals for the first 80 percent of such property
within that area until permanent non -emergency access is provided to
Jefferson Street or the City Engineer determines that improvements
are needed, in part, because of traffic generated by the specific plan
area.
3) Construction or reimbursement shall be complete prior to approval of
the final 20 percent of the residential or resort guest acreage within
this area.
C. The applicant shall secure the estimated cost of Avenue 50 along
applicant's frontage and Avenue 48 between Dune Palms Road and
Jefferson Street (or reimburse actual costs if already constructed)
concurrently with approvals allowing residential or resort guest uses in the
portion of the specific plan area lying east and south of the La Quinta
Evacuation Channel and more than one quarter mile west of the centerline
of Jefferson Street.
The provision of security and construction/reimbursement of these
improvements shall comply with the provisions listed above for Jefferson
Street improvements except that reimbursement for the Avenue 48
improvements shall precede securing/constructing Avenue 50
COA.SP84-004AMD.NO3 10
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
improvements until the pro rata contributions are needed for pending
construction of Avenue 50 improvements.
The above notwithstanding, off -site street improvements determined necessary
to serve developing portions of the specific plan area shall be secured or
reimbursed at the time of approval of those portions of the development and
shall be constructed concurrently with those portions. All off -site street
improvements shall be completed no later than five years after the approval of
this Specific Plan unless otherwise approved by the City Council. Improvements
and reimbursements so required may exceed the minimum rate of progress
outlined above.
42. Improvements shall include all appurtenances such as traffic signs,
channelization markings and devices, raised medians if required, street name
signs, and sidewalks. Mid -block street lighting is not required.
43. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City's standards and practices.
44. Improvement plans for all on- and off -site streets and access gates shall be
prepared by registered professional engineer(s) authorized to practice in the
State of California. Improvements shall be designed and constructed in
accordance with the LQMC, adopted Standard and Supplemental Drawings and
Specifications, the specific plan, and as approved by the City Engineer.
45. Street right of way geometry for cuts de sac, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
46. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
47. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading (including site and
COA.SP84-004AMD.NO3
11
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11. 1999
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site -specific
data for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
48. Final inspection and occupancy of homes or other permanent buildings within
the development will not be approved until the homes or permanent buildings
have improved access to publicly -maintained streets. The improvements shall
include streets and sidewalks, traffic control devices and street name signs.
WALLS AND LANDSCAPING
49. Final inspection and occupancy of homes and buildings within tracts abutting the
perimeter will occur only after the perimeter wall has been constructed adjacent
to those tracts. Perimeter walls along public streets shall be installed within one
year of the applicants' construction or participation in the costs of the streets.
50. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along all adjacent public streets. Landscape improvements shall
coincide with construction of the adjacent perimeter wall unless otherwise
approved by the City Engineer.
COA.SP84-004AMD.NO3 12
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004. Amendment #3
May 11, 1999
51. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and park facilities shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community
Development Department. Landscape and irrigation construction plans shall be
submitted to the Public Works Department for review and approval by the City
Engineer. The plans are not approved for construction until they have been
approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
52. 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.
53. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5-feet of curbs along public streets.
54. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
PUBLIC SERVICES
55. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer.
QUALITY ASSURANCE
56. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
57. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not performed by the City but necessary to provide evidence that
materials and their placement comply with plans and specifications.
58. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
59. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
COA.SP84-004AMD.NO3 13
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
Engineer. Each sheet of the drawings shall have the words "Record Drawings,"
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
MAINTENANCE
60. The applicant shall make provisions for continuous and perpetual maintenance
of all required improvements unless and until expressly released from said
responsibility by the City.
FEES AND DEPOSITS
61. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
FIRE MARSHALL
62. All water mains and fire hydrants providing required water flows shall be
constructed in accordance with the appropriate sections of CVWD Std. W-33,
subject to the approval by the Riverside County Fire Department.
63. The Homeowner's Association or appropriate community service district shall be
responsible for the maintenance of vegetation in the open space areas.
64. All roads need to be a minimum of 20 feet unobstructed width.
65. Specific access plans shall be submitted.
MISCELLANEOUS
66. The final Conditions of Approval shall be incorporated in the Final Specific Plan
document.
67. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out 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.
COA.SP84-004AMD.NO3 14
Resolution 99-
Conditions of Approval - Recommended
Specific Plan 84-004, Amendment #3
May 11, 1999
68. Fringe -Toed Lizard mitigation fees in effect at the time of permit issuance, shall
be paid Prior to land disturbance activities (i.e. grading permit).
69. Applicant shall work with staff to correct internal document inconsistencies prior
to final publication of Specific Plan document.
70. The applicant shall comply with the recommendations of the Archaeology Report
prepared by the Archaeological Research Unit in 1995 for this project and Final
Report on Archaeological Testing prepared Project Archaeologist, Bruce Love.
Ph D.
Prior to issuance of any grading or building permits, or ground disturbance and
or trenching, mitigation measures as recommended by the Archaeological
Reports for the site shall be implemented at the applicant/developer's expense.
This consists of having an archaeological monitor on site during grading and
earth disturbance operations and or trenching.
COA.SP84-004AMD.NO3 15
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF ZONE CHANGE 99-090 TO REMOVE
A TOURIST COMMERCIAL ZONE, GENERALLY DESCRIBED AS
THE SOUTHWEST CORNER OF JEFFERSON AND AVENUE 48
AND TO REPLACE IT WITH THE GOLF COURSE AND
RESIDENTIAL ZONE
CASE NO.: ZC 99-090
APPLICANT: T.D. DESERT DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 11 th day of May I, 1999, hold a duly noticed Public Hearing to consider the request of
T.D. Desert Development for a Zone Change to remove a Tourist Commercial zone, generally
described as the southwest corner of Jefferson and Avenue 48 and to replace it with the golf
course and residential zone; and to reduce the size of the Tourist Commercial zone located at
Avenue 48 and Dunes Palm Road from 34 acres to 10 acres as shown on Exhibit B., and more
particularly described as:
APN: BOOK 646, MAPS 2, and 43 through 40, AND BOOK 649 MAPS 10, 21, 37, 38, and 40
WHEREAS, said Zone Change has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-
63), in that an Environmental Assessment was conducted for Specific Plan 84-004 (Rancho
La Quinta) in 1998, for the overall development of the Rancho La Quinta development. A
Mitigated Negative Declaration to the Addendum to Environmental Impact Report No. 90 was
certified by the City Council (Resolution 98-47) on May 19, 1998. No substantive changes
exists which would require the preparation of additional environmental documentation. An
Addendum has been prepared to evaluate the environmental impacts associated with minor
changes in the project. The Community Development Department has determined that no
significant environmental impacts which cannot be mitigated will result from this project.
Therefore, no further Environmental Assessment is necessary. Pursuant to Public Resources
code 21166.
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts and reasons to justify the recommendation for approval of said
Zone Change.
1. This Zone Change is consistent the General Plan being amended, in that the zone
change categories proposed are consistent with the with those goals, objectives, and
policies in the General Plan.
2. This Zone Change will not create conditions materially detrimental to the public health,
safety, and welfare in that the resulting land uses will require Planning Commission
review and approval of future development plans will require Planning Commission
review and approval of future development plans, which will ensure adequate
conditions of approval.
3. The zone designation is compatible with the designations on adjacent properties in that
adjacent uses are residential/resort and Planning Commission review and approval will
ensure compatibility and in other areas.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Commission in this case;
2. That it does hereby recommend to the City Council approval of Zone Change 99-090;
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 11 th day of May, 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
COZ99-090. PCRES099-
C
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TO
CL _
id a . C� INC0
a
a
PH #D
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999
CASE NO.: SPECIFIC PLAN 97-031 AMENDMENT #1 AND SITE
DEVELOPMENT PERMIT 99-618, AMENDMENT #1
APPLICANT: CATELLUS RESIDENTIAL GROUP/LA QUINTA REDEVELOPMENT
AGENCY
LOCATION: NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 48
REQUEST: APPROVAL OF ENTRY GATES AND ARCHITECTURAL AND
LANDSCAPING PLANS FOR A POOL FACILITY WITHIN A 26
ACRE SINGLE FAMILY RESIDENTIAL SUBDIVISION
BACKGROUND:
The Specific Plan, Tract Map, and Site Development Permit for this 86 unit residential
subdivision was approved by the City Council on October 5, 1998. Included within
the subdivision are two parks, The Village Green and The Village Park. This houses
within this neighborhood will be available to moderate income families.
Project Proposal
The proposed amendment to the Site Development Permit includes the addition of a
neighborhood pool located along Desert Willow Street, adjacent to the evacuation
channel in the Village Park. The pool will be enclosed with a five foot fence. Proposed
perimeter planting for the pool area consists of a single row of 15 gallon Citrus trees
or African Sumac along the street and California Pepper or Evergreen Elm along the
northeast perimeter wall, adjacent to the Evacuation Channel. Proposed shrubs in the
planter area surrounding the pool consist of Trailing Lantana, Texas Ranger
Bougainvillea and/or Silverberry. Turf is proposed in the planting area abutting the
street.
A restroom/shower building consists of a gable roof covered with concrete "S" tile.
Exposed wood rafter tails are proposed. The walls will be plaster.
Entry gates are proposed at the two access points to the project along 48th Avenue.
Two entry lanes one for residents and one for direct traffic along 48th Avenue.
Vehicles will pass through a single wrought iron gate that swings inward to the center
island. Landscaping is proposed in the center island consistent with the specific plan
plant palette.
PAC11RISTI\perpt-sdp99-618 Amd # Lwpd
Architectural and Landscaping Review Committee
At its May 5, 1999, meeting, the ALRC reviewed the development plans for the pool
facility and recommended approval subject to conditions. Additionally, the Committee
asked the applicant to consider providing employee restrooms.
RECOMMENDATION:
All findings can be made and staff recommends approval.
Attachments:
1. Specific Plan document
Prepared and Submitted by:
w
Christine di lorio, Planning Manager
PACHRISTI\perpt-sdp99-618 Amd #1.wpd
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA OUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF THE INCLUSION OF A POOL FACILITY AND
ENTRY GATES WITHIN THE SPECIFIC PLAN
CASE NO.: SPECIFIC PLAN 97-031, AMENDMENT #1
APPLICANT: CATELLUS RESIDENTIAL GROUP/
LA OUINTA REDEVELOPMENT AGENCY
WHEREAS, the Planning Commission for the City of La Quinta, California,
did on the 11 th day of May, 1999, hold a duly noticed Public Hearing to consider
Specific Plan 97-031 Amendment #1 to include within the Specific Plan area a pool
facility and entry gates within the 86 single family residential subdivision on 26 acres,
located at the northwest corner of Jefferson Street and 48th Avenue; and,
A PORTION OF THE SOUTH HALF OF THE SOUTHEAST
QUARTER OF SECTION 29 TOWNSHIP 5 SOUTH RANGE 7
EAST SAN BERNARDINO MERIDIAN
WHEREAS, the proposed Village on the Green is an implementation action
under the La Quinta Redevelopment Plan for Project Area #2. An Environmental
Impact Report (EIR) was certified for this Plan by the City Council (State Clearing
House #88041 1 1 1). Pursuant to Public Resources Code 21090, all actions taken to
implement a Redevelopment Plan are deemed a single project and no further
environmental review is necessary beyond analysis of project -specific impacts. No
changed circumstances or conditions exist which would trigger the preparation of a
subsequent EIR pursuant to Public Resources Code Section 21 166; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and argument, 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 to the City Council of said Specific Plan 97-031,
Amendment #1:
1. That the proposed Specific Plan Amendment is consistent with the goals and
policies of the La Quinta General Plan in that the property is designated
Mixed/Regional Commercial which permits the residential uses proposed for the
property and is consistent with the goals, policies and intent of the General Plan
Land Use Element (Chapter 2) provided conditions are met.
2. That the Specific Plan Amendment will not create conditions materially
detrimental to the public health, safety and general welfare in that development
per the Specific Plan will provide for extensive public improvements and
conforms to good land use practice by encouraging recreational amenities in the
development of a single family detached residential neighborhood.
PACHRISTITCreso SP97-031.Amd#Imod
Planning Commission Resolution 99-
Specific Plan 97-031, Amendment #1
3. The Specific Plan Amendment is compatible with the zoning of adjacent
properties in that the site is bounded by compatible residential uses with gated
entries.
4. The Specific Plan Amendment is suitable and appropriate for the subject
property provided the measures of the EIR and Conditions of Approval are met
as the streets are private thereby allowing gated entries and the addition of a
pool facility will be integrated within an approved park adjacent to the La Quinta
Storm Channel, along the west side of the subdivision.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case;
2. That it does hereby approve the above -described Specific Plan Amendment
request for the reasons set forth in this Resolution, and subject to the
Conditions of Approval on file in the Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 1 1 th day of May, 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
CnnI A' i 4_3.17 ....-J
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 97-031, AMENDMENT #1
MAY 11, 1999
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. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
5. The letter dated April 22, 1998, from the property manager, Ecumenical
Association for Housing, regarding the provision of transportation to surrounding
services shall be included and implemented.
6. The plant palette specifications for tree calipher size shall be in conformance with
nursery standards for the specific tree type.
7. Alternative wood fence options shall be pursued.
8. The design for the street light fixture shall be changed so that it is
complementary to the Mediterranean period of architecture.
FIRE DEPARTMENT:
9. Gate entrance openings shall not be less than 16-feet in width. All gates shall
be located at least 40-feet from the roadway and shall open to allow a vehicle to
stop without obstructing traffic on the road. Gates shall have either a secondary
power supply or an approved manual means to release mechanical control of the
gate in the event of loss of primary power.
10. Install Knox key operated switches, series KS-21? with dust cover, mounted per
recommended standard of the Knox Company. Special forms are available from
this office for the ordering of the Key Switch. This form must be authorized and
signed by this office for the correctly coded system to be purchased.
P:\CHR1STI\CCC0ASP97-031
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE DEVELOPMENT
PLANS FOR A POOL FACILITY AND ENTRY GATES WITHIN
A 26 ACRE SINGLE FAMILY RESIDENTIAL SUBDIVISION.
CASE NO.: SITE DEVELOPMENT PERMIT 97-618, AMENDMENT #1
APPLICANT: CATELLUS RESIDENTIAL GROUP/LA QUINTA
REDEVELOPMENT AGENCY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 th day of May, 1999, hold a duly noticed Public Hearing to review the
development plans for a pool facility and entry gates within a 26 acres single family
residential subdivision:
WHEREAS, the Architectural and Landscaping Committee of the City of
La Quinta, California, did on the 51h day of May, 1999, hold a public meeting to review
the architectural and landscape plans for the pool facility within a 26 acres single
family residential subdivision , more particularly described as:
A PORTION OF THE SOUTHWEST HALF OF THE SOUTHEAST
QUARTER OF SECTION 29 TOWNSHIP 5 SOUTH RANGE 7 EAST
SAN BERNARDINO MERIDIAN
WHEREAS, the proposed Village on the Green is an implementation action
under the La Quinta Redevelopment Plan for Project Area #2. An EIR was certified for
this Plan by the City Council (State Clearing House #88041 1 1 1). Pursuant to Public
Resources Code 21090, all actions taken to implement a Redevelopment Plan are
deemed a single project and no further environmental review is necessary beyond
analysis of project -specific impacts. No changed circumstances or conditions exist
which would trigger the preparation of a subsequent EIR pursuant to Public Resources
Code Section 21 166; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following Mandatory Findings of approval to justify
a recommendation for approval to the City Council of said Site Development Permit
97-618 Amendment #1:
1. The proposed residential development is consistent with the City's General Plan
in that the property is designated Mixed/Regional Commercial (M/RC). The Land
Use Element (Policy 2-3.7) of the 1992 General Plan Update allows residential
P:\CHRISTI\PCreso SDP97-0:31 Amd#l.wpd
Planning Commission Resolution 99-
Site Development Permit 97-618, Amendment #1
uses and associated amenities, gated entries , and pool facilities. The project
is consistent with the goals, policies and intent of the La Quinta General Plan
Land Use Element (Chapter 2) provided conditions are met.
2. The proposed residential development is consistent with the goals and
objectives of the Village on the Green Specific Plan in that the project enhances
the subdivision recreational amenities and will comply with the development
standards and design guidelines provided conditions are met.
3. The pool facility and entry gates will be consistent with the City's Zoning Code
and the Village on the Green Specific Plan provided conditions are met.
4. The site design including the vehicular and pedestrian circulation of the
proposed gated entries contributes to the high quality of residential development
in the City.
5. The landscape design surrounding the proposed pool facility conforms to the
Specific Plan plant palette.
6. The architectural design of the pool facility is compatible with the subdivision's
architectural design in that the restroom/shower building uses similar building
materials and colors.
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 to the City Council of Site Development
Permit 97-618 Amendment #1 for the reasons set forth in this Resolution and
subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 11 th day of May, 1999, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
P:\CHRISTI\PCreso SDP97-031 Amd#l.wpd
Planning Commission Resolution 99-
Site Development Permit 97-618, Amendment #1
ROBERT T. TYLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
P:\CHRISTI\PCreso SDP97-031 Amd#l.wnd
PLANNING COMMISSION RESOLUTION 99-
SITE DEVELOPMENT PERMIT 97-618, AMENDMENT #1
CATELLUS RESIDENTIAL GROUP/LA QUINTA REDEVELOPMENT AGENCY
MAY 11, 1999
1. The applicant agrees to indemnify, defend, and hold harmless the City of La
Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
Z. The landscape plan shall be modified prior to issuance of the pool permit to shift
the Acacia and Palo Verde trees away from the pool area and replace with Palm
trees.
PACHRISTITOASDP 99-618 Amd#I.wpd
PH b
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999
CASE NO: SITE DEVELOPMENT PERMIT 97-602-AMENDMENT #2
APPLICANT: INDIO CHRYSLER CENTER, MAZDA SUBARU KIA SUPER
STORE, AND STAMKO DEVELOPMENT CO.
LOCATION: PARCELS 1 AND 3 OF PARCEL MAP 28525-1 IN A
PORTION OF THE SOUTHWEST AND NORTHWEST 1/4 OF
SECTION 29, T5S, R7E.
REQUEST: AMEND THE BUILDING ELEVATIONS, LANDSCAPE
PLANS, AND DEVELOPMENT PLANS FOR TWO OF THE
THREE AUTO SALES FACILITIES.
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 97-337, IN COMPLIANCE
WITH THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT OF 1970, WAS
COMPLETED FOR THE ORIGINAL SPECIFIC PLAN AND
RELATED APPLICATIONS. AN ENVIRONMENTAL IMPACT
REPORT (EIR), STATE CLEARINGHOUSE NO. 97011055
WAS CERTIFIED BY THE CITY COUNCIL IN 1997. A
SUPPLEMENT EIR WAS PREPARED FOR THE PROPOSED
SPECIFIC PLAN, SITE DEVELOPMENT PERMIT AND
DEVELOPMENT AMENDMENTS AND WAS CERTIFIED BY
THE CITY COUNCIL IN NOVEMBER 1998.THE PRIOR
CERTIFIED EIR'S ASSESSED THE ENVIRONMENTAL
CONCERNS OF THESE REVISIONS TO THE SITE
DEVELOPMENT PERMIT 97-603, AMENDMENT 2.
ZONING: REGIONAL COMMERCIAL (CR)
GENERAL PLAN
DESIGNATION: MIXED REGIONAL COMMERCIAL (M/RC)
PAJERRY\perpt-sdp97-602Amd#2.wpd
SURROUNDING ZONING
AND LAND USES: NORTH: VACANT WITH REGIONAL COMMERCIAL
ZONING DESIGNATION ACROSS HIGHWAY
ill
SOUTH: VACANT WITH REGIONAL COMMERCIAL
ZONING DESIGNATION
EAST: DATE GROVE WITH REGIONAL
COMMERCIAL ZONING DESIGNATION
WEST: VACANT WITH REGIONAL COMMERCIAL
ZONING DESIGNATION
BACKGROUND:
The City Council in November 1998, approved the Supplement Environmental Impact
Report and amended the Specific Plan and Site Development Permit. The Development
Agreement Amendment was approved in December, 1998. The Site Development Permit
approval permitted the development of three auto facilities.
Project Request
Proposed is a request to modify the building elevations along the north elevations of the
proposed Mazda Super Store and Indio Chrysler Center by relocating the loading area to
the west elevations, and modifying the on -site landscaping by reducing the number of
trees. In addition, the Indio Chrysler Center has shown the additional service bays
(approved on the original plans). The trash areas have also been relocated to provide
better service.
Staff is recommending that in order to comply with the mitigation measures of the EIR and
Supplemental EIR, the landscaping between Highway 111 and the northern building
elevations be retained as adopted by the City Council. The landscape areas in front of the
loading docks has been modified because the aesthetic impact of the dock has been
reduced. In addition, in order to maintain some vertical elements along the east and south
property lines, staff is recommending a limited number of trees be retained. The proposed
modifications to the landscaping plans, as conditioned, comply with the parking lot design
standards of the Zoning Code.
Public Notice: This request was advertised in the Desert Sun Newspaper on April 30, 1999,
and mailed to all property owners within 500 feet around the project boundaries.
Public Agency Review: The request was sent to the Fire Department and internal City
Departments for comment on April 21, 1999, with any pertinent comments received
incorporated into the Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to recommend approval of Site Development Permit Amendment #2
per Zoning Code Section 9.210.010. F., can be made and are contained in the attached
Resolutions.
P:\J ERRY\perpt-sdp97-602Amd#2. wpd
RECOMMENDATION:
Adopt Planning Commission Resolution 99-_, recommending to the City Council, approval
of Site Development Permit 97-603, Amendment #2, subject to conditions.
Attachments:
1. Site plans, and landscape plans, with elevations (large maps for Planning
Commission only)
Prepared and Submitted by,
-J rry Her an
, ommunity Development Director
P:\JERRY\perpt-sdp97-602Amd#2.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 DEVELOPMENT
PLANS FOR TWO AUTOMOBILE DEALERSHIPS
CASE NO.: SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #2
APPLICANT: INDIO CHRYSLER CENTER, MAZDA SUBARU KIA SUPER STORE,
STAMKO DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 111h day of May 1999, hold a duly noticed Public Hearing to review the amended
development plans for two auto dealerships located at the southeast corner of Adams
Street and Highway 111, more particularly described as:
PARCELS 1 AND 3 OF PARCEL MAP 28525-1 IN A
PORTION OF THE SOUTHWEST AND NORTHWEST
1/4 SECTION OF 29, T5S, R7E
WHEREAS, the City Council of the City of La Quinta, California did on the
15" day of July 1997, under Resolution 97- 66 approve and adopt the development plans
for five auto dealerships located at the southeast corner of Adams Street and Highway
111; and,
WHEREAS, the City Council of the City of La Quinta, California did on the
17th day of November 1998, under Resolution 98-137 approve and adopt the amended
development plans for three auto dealerships located at the southeast corner of Adams
Street and Highway 111; and,
WHEREAS, said amended Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970"
as amended (Resolution 83-63). The Community Development Department completed
Environmental Assessment 97-337 for the original project. An Environmental impact
Report, State Clearinghouse No. 97011055 was certified by the City Council in 1997, for
this project. A Supplemental EIR was prepared for the proposed Specific Plan, Site
Development Permit and Development Agreement amendments and was certified by the
City Council in November 1998; 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 Site Development Permit 97-603, Amendment #2:
P: \JERRY\PCResoSDP97-603Amd#2. wpd
Planning Commission Resolution 99-
Site Development Permit 97-602, Amendment #2
The proposed car dealerships are consistent with the City's General Plan in that the
property is designated Mixed/Regional Commercial (M/RC). The Land Use Element
(Policy 2-3.1) of the 1992 General Plan Update allows automobile sales/services as
a conditional use. The project is consistent with the goals, policies and intent of the
La Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
2. The proposed auto dealerships are consistent with the goals and objectives of the
La Quinta Centre Specific Plan in that the project is a permitted use and will comply
with the development standards and design guidelines provided conditions are met.
3. The development of auto dealerships will be consistent with the City's Zoning Code
and the La Quinta Centre Specific Plan provided conditions are met.
4. The site design of the proposed project is compatible with the high quality of
commercial development on Highway 111 provided conditions are met.
5. The landscape design along Highway 111 will conform with the City's Highway 111
Landscape Design Guidelines, subject to conditions. The Adams Street landscape
setback is also of a high quality landscape design provided conditions are met.
6. The architectural design of the project is compatible with development on Highway
111 in that it is a similar scale of other developments in the area; the building
materials will be aesthetically pleasing, and provide a blend of varied surfaces and
variety of textures, provided conditions are met.
7. The sign design of the project will provide building identity using common elements
of size, color, and materials.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby confirm that the Environmental Impact Reports prepared for
Specific Plan 97-029-including Amendments 1 and 2, Site Development Permit 97-
603-including Amendment 1, Development Agreement 97-002 including
Amendment 1, and Conditional Use Permit 97-034 assessed the environmental
concerns of these revisions to Site Development Permit 97-603, Amendment 2; and,
P: \JERRY\PCResoSDP97-603Amd#2. wpd
Planning Commission Resolution 99-
Site Development Permit 97-602, Amendment #2
3. That it does recommend approval to the City Council of Site Development Permit
97-603, Amendment #2 for the reasons set forth in this Resolution and subject to
the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Planning Commission, held on the 11th day of May 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
P: \JERRY\PCResoSDP97-603Amd#2. wpd
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #2
THREE AUTO DEALERSHIPS
MAY 11, 1999
GENERAL CONDITIONS OF APPROVAL
1. The development shall comply with the La Quinta Centre Specific Plan, Specific
Plan Amendment #1 97-029 (on file in the Community Development Department),
the approved exhibits and the following conditions, which shall take precedence in
the event of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the City's "Dark Sky" Lighting
Ordinance. Lighting Plans shall be approved by the Community Development
Department Director prior to issuance of building permits. All exterior lighting shall
be down -shining and provided with shielding to screen glare from adjacent streets
and residential property to the west and south, to the satisfaction of the Community
Development Department Director. Parking lot light standards shall be a maximum
of 24-feet in height. All parking lot lights shall be shielded along the west property
line (Parcels 5, 6, & 7) and landscape lighting shall be installed adjacent to Adams
Street.
Prior to the issuance of building permits, the site plan shall be modified to show the
relocation of the light poles along the regular display areas adjacent to Highway 111
has been moved to the interior corners of the special display areas as shown on the
marked up Exhibit dated November 17, 1998.
3. Provide adequate trash and recycling areas for each phase for approval by the
Community Development Department Director prior to issuance of the first building
permit per phase. The plan will be reviewed for acceptability by applicable trash
company prior to review by the Community Development Department Director.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for the
site shall be completed at the applicant/developer's expense. This consists of
having an archaeological monitor on site during grading and earth disturbance
operations. A final report shall be submitted for acceptance by the Historic
Preservation Commission prior to issuance of the Certificate of Occupancy of the
first building.
5. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
P AJ ERRY\C OA-S D P97603-Amd#2.wpd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 2
6. Prior to any site disturbance being permitted, including construction, preliminary site
work and/or archaeological investigation, the project developer shall submit and
have approved a Fugitive Dust Control Plan (FDCP), in accordance with Chapter
6.16 of the La Quinta Municipal Code. The plan shall define all areas proposed for
development and shall indicate time lines for phasing of the project, and shall
establish standards for comprehensive control of both anthropogenic and natural
creation of airborne dust due to development activities on site. If the project is
phased a plan shall be prepared that addresses control measures over the entire
build -out of the project (e.g., for disturbed lands pending future development).
7. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
8. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
9. Prior to the issuance of a grading permit, the applicant shall prepare and submit a
written report to the Community Development Director demonstrating compliance
with those Conditions of Approval and mitigation measures of Site Development
Permit, Amendment #1 97-603, and Environmental Assessment 97-337. The
Community Development Director may require inspection or other mitigation
monitoring measures to assure such compliance.
10. All roof and wall mounted mechanical -type equipment shall be installed or screened
with architecturally compatible material so as not to be visible from surrounding
properties and streets to the satisfaction of the Community Development Director
and/or Planning Commission. Working drawings showing all proposed equipment
and how they will be screened shall be submitted and approved prior to issuance
of a building permit.
GENERAL
11. 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.
12. The applicant shall comply with all Conditions of Approval of the underlying
Tentative Parcel Map 28525 which conditions are included herein by reference. As
expressly modified by Specific Plan 97-029.
P:\J E R RY\COA-S D P97603-Amd#2.wpd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 3
13. Unless otherwise provided herein, these conditions shall apply to development of
both the overall site and to individual sites within the auto mall and commercial
center
14. Prior to the issuance of grading, improvement or building permits, 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 County Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District (CVWD) (Water & Sewer)
- Imperial Irrigation District (IID) (Electricity)
- California Regional Water Quality Control Board (NPDES Permit)
Caltrans
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for plan
checking. The applicant shall make Storm Water Pollution Protection Plan available
at the construction site for review by City representatives.
IMPROVEMENT PLANS
15. Project improvement plans submitted to the City for plan checking shall be
submitted on 24" x 36" media in the categories of "Rough Grading, "Precise
Grading," " Streets & Drainage," and "Landscaping." All plans except precise
grading plans, shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for the Community Development Director and the
Building Official. Plans are not approved unless, and until, they are signed.
"Street and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on
the street and drainage plans, the plans shall have an additional signature block
for the CVWD. The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
P : \J E R RY\C OA-SDP 97603-Am d#2. wpd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 4
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. Individual site improvement plans (not including street or public facility construction)
shall be submitted on 24" x 36" media. Plans for individual site improvements may
be combined on a single plan provided excess clutter doesn't affect readability.
Individual site plans shall include all hardscape, drainage and landscape
improvements. Plans for parking areas and interior circulation routes shall include
traffic striping and pavement markings, signing, pedestrian facilities, trash
receptacles, and other features which may affect the safe flow of vehicles and
pedestrians.
All plans (except precise grading plans, if separate) 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.
17. 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 form the City.
IMPROVEMENT AGREEMENT
18. Improvements to be made or agreed upon, shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
GRADING
19. Prior to occupation of the project site or any individual site for construction
purposes, the applicant shall submit and receive approval of a Fugitive Dust Control
Plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said
Chapter, the applicant shall furnish security, in a form acceptable to the City, in an
amount sufficient to guarantee compliance with the provisions of the permit.
20. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
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Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 5
21. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be organized
by lot number and shall be listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and the
following:
22. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development unless otherwise approved by the City Engineer.
The tributary drainage area shall include streets within the development and extend
to the centerline of public streets adjacent to the development. Adams Street run
off may not be retained in the landscape setback. 40% of the stormwater runoff
from Parcels 1, 2, and 3 shall be allowed within the Highway 111 setback. All other
drainage shall be retained on site.
23. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site -specific data indicating otherwise.
24. Retention basin slopes shall not exceed 3:1 on private property, 5:1 on public
property. Retention depth shall not exceed six feet on private property, two feet on
public property.
25. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
26. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet and
into the historic drainage relief route.
27. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
28. If the applicant proposes drainage of stormwater to off -site locations, the applicant
may be required to design and install first -flush storage, oil/water separation
devices, or other screening or pretreatment method(s) to minimize conveyance of
contaminants to off -site locations. If the drainage will directly or indirectly enter
P AJ E R RY\C OA-SDP 97603-Am d#2. w pd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 6
public waterways, the applicant and, subsequently, the Property Owners'
Association, shall be responsible for any sampling and testing of effluent which may
required under the City's NPDES Permit, or other City- or area -wide pollution
prevention program and for any other obligations and/or expenses which may arise
from such discharge of the development's stormwater or nuisance water. The CC
& Rs for the development shall reflect the existence of this potential obligation.
29. For individual auto sales & service sites and other sites where stormwater
contaminants are typically produced or deposited, all washdown water and runoff
from service, and fueling shall be routed through oil/water separation devices
approved by the City prior to disposal in retention/percolation facilities. The
applicant and, eventually, the Property Owner's Association, shall schedule regular
inspections of the separation devices to ensure that accumulations of petroleum
products and contaminated runoff are pumped from the devices and disposed of in
accordance with Coachella Valley Water District.
STREETS AND TRAFFIC
30. All new streets in this development shall be constructed to their full width including
curb, gutter, and sidewalk on both sides with the exception of the sidewalk along the
south side of Auto Center Drive and the east side of La Quinta Drive.
31. The geometry of the round about proposed at the intersection of Auto Centre Drive
and Auto Centre North shall be approved by the City Engineer including crosswalk
locations.
LANDSCAPING
32. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by the
City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
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Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 7
34. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall not have spray irrigation along
five feet of curbs on public streets.
35. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
36. The applicant shall provide landscape improvements in the perimeter setback areas
along Highway 111 and on the east side of Adams Street from Highway 111 to 47tn
Avenue. Undulating mounding shall be a minimum of one to three feet in height
including the setback along the CVWD well site as submitted by the applicant on
November 17, 1998. The applicant's landscape design plans shall delete any plant
material not listed within the City's Highway 111 Landscape Design Guidelines. All
trees proposed within the Highway 111 setback area shall be four inches in
diameter, eight feet tall, with a six foot spread at the time of installation. If any tree
dies within the Highway 111 setback area it shall be replaced within 14 days. No
pruning of the trees within the Highway 111 setback area shall be allowed within
four feet of the grade. Specify that all one gallon plants shall be planted three foot
on center and five gallon plants used as appropriate within the Highway 111
setback area. All other plant material (non -trees) must comply with the Highway
111 Landscape Guidelines.
37. Prior to issuance of a building permit the landscaping plans shall be modified as
submitted by the applicant on November 17, 1998.
QUALITY ASSURANCE
38. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
39. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
FEES AND DEPOSITS
40. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant applies for plan checking and permits.
P AJ E R RY\COA-S D P97603-Amd#2.wpd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 8
FIRE MARSHAL
41. Provide or show there exists a water system capable of delivering 2,125 gpm for a
four hour duraticn at 20 psi residual operating pressure which must be available
before any combustible material is placed on the job site.
42. The applicant/developer shall be responsible to submit written certification from the
water company noting the location of the existing fire hydrant and that the existing
water system is capable of delivering 2,125 gpm fire flow for a four hour duration at
20 psi residual operating pressure. If a water system currently does not exist, the
applicant/developer shall be responsible to provide written certification that financial
arrangements have been made to provide them.
43. A combination of on -site and off -site Super fire hydrants, on a looped system (6" x
4" x 2'/a" x 2'/a") will be located not less than 25-feet or more than 165-feet from any
portion of the buildings as measured along approved vehicular travel ways. The
required fire flow shall be available from any adjacent hydrants in the system.
44. Blue retro-reflective pavement markers shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Department.
45. Prior to issuance of a building permit, applicant/developer shall furnish one blueline
copy of the water system plans to Fire Department for review. Plans shall conform
to the fire hydrant types, location and spacing, and the system will meet the fire flow
requirements. Plans must be signed by a registered civil engineer and the local
water company with the following certification: 4 certify that the design of the
water system is in accordance with the requirements prescribed by the
Riverside County Fire Department."
46. The required water system including fire hydrants shall be installed and operational
prior to the start of construction.
47. All buildings shall be accessible by an approved all weather roadway extending to
within 150-feet of all portions of the exterior wall of the first story.
48. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and
Fire Department connection shall be located to the front within 50-feet of a hydrant,
and a minimum of 25-feet from the building.
49. If the building is used for high piled/rack storage, the building construction and fire
sprinkler system mut meet NFPA 231 C and Article 81 of the 1994 UFC.
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Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 9
50. Install a supervised water flow fire alarm system as required by the UBC/Riverside
County Fire Department and National Fire Protection Association Standard 72.
51. All fire sprinkler systems and water flow monitoring plans must be submitted
separately for approval prior to construction. Subcontractors should contact the
Planning and Engineering office for submittal requirements.
52. Prior to final inspection of any building, the applicant shall prepare and submit to the
Fire Department for approval, a site plan designating required fire lanes with
appropriate lane painting and/or signs.
53. Applicant/developer shall be responsible for obtaining under ground/above ground
tank permits from both the County Health and Fire Departments.
54. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement of
equipment.
55. Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per
recommended standard of the Knox Company. Special forms are available from
this office for the ordering of the Key Switch, this form must be authorized and
signed by this office for the correctly coded system to be purchased.
56. If the facility requires Hazardous Materials Report (Material Safety Data sheets) the
Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper
switches shall be used.
57. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
58. Final conditions will be addressed when building plans are reviewed. A plan check
fee must be paid to the Fire Department at the time building plans are submitted.
BUILDINGS/FACILITIES
59. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards.
Special forms are available from the Riverside County Fire Department for ordering
the Key Switch. This form must be authorized and signed by that office for the
correctly coded system to be purchased.
MAINTENANCE
PAJ ER RY\COA-SDP97603-Amd#2.wpd
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 10
60. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site improvements.
MISCELLANEOUS
61.* Prior to issuance of building permits the building elevations shall be modified as
follows:
A. Torre Nissan:
1. Insert the window on the north elevation as shown on the floor plans.
B. All dealerships shall add or expand landscape planters, or provide building
upgrades such as tile insets along the north building elevations.
62. Developer (or property owner) agrees to indemnify, defend and hold harmless the
City of La Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
63. In the event of a conflict between the conditions listed herein and the provisions of
the Development Agreement between the applicant and the City, the provisions of
the Development Agreement shall prevail unless such action or interpretation would
result in violation of any applicable local, State, or federal law.
NEW CONDITIONS
64. Chrysler Center- between Highway 111 and the Northern Building line, include
previously identified landscaping as follows:
a. Add four additional 24-inch box Australian Willow Trees in a planter area
west of the "Parts" area of the Building.
b. Add two additional 24-inch box Australian Willow Trees in a planter area east
and north of the Showroom area of the Building.
C. Add two additional 8-foot to 16-foot BTH California Fan Palm Trees in a
planter area in the northeast corner of the lot.
65. Add two additional 6-foot to 12-foot BTH California Fan Palm Trees one on each
side of the eastern entrance.
66. Mazda Super Store -between Highway 111 and the Northern Building line, include
previously identified landscaping as follows:
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Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 97-603, Amendment #2
May 11, 1999
Page 11
a. Add four additional 8-foot to 16-foot BTH California Fan Palm Trees in the
planter areas of the car display areas.
b Add two additional 24-inch box Australian Willow Trees in a planter area
northeast of the Showroom area of the Building.
c Add three additional 8-foot to 16-foot BTH California Fan Palm Trees in a
planter area northeast of the Showroom area of the Building.
67. Add eight additional 6-foot to 12-foot BTH California Fan Palm Trees one on each
side of the eastern and southern entrances.
68. The development of the Chrysler Center shall be as illustrated on the site plan,
ground floor plan, and exterior elevations dated 4/13/99 and the conceptual
landscape plan dated 2/17/99 and all stamped received by the Community
Development Department on 4/15/99.
69. The development of the Mazda Super Store shall be as illustrated on the site plan,
ground floor plan, and exterior elevations dated 4/13/99 and the conceptual
landscape plan dated 7/21/98 and all stamped received by the Community
Development Department on 4115/99.
P:\J ERRY\COA-SDP97603-Amd#2.wpd
PH #F
PLANNING COMMISSION
STAFF REPORT
DATE: MAY 11, 1999
CASE NUMBER: SITE DEVELOPMENT PERMIT 99-651
APPLICANT: KSL RECREATION CORPORATION
PROPERTY
OWNER: KSL LAND HOLDINGS, INCORPORATED
REPRESENTATIVE: MR. FORREST K. HAAG, ASLA
LOCATION: ON THE EAST SIDE OF PGA BOULEVARD APPROXIMATELY
4,500 FEET SOUTH OF AVENUE 54 (55-910 PGA
BOULEVARD)
REQUEST: APPROVAL TO RELOCATE EXISTING CORPORATE OFFICE
MODULAR UNITS FROM THE SOUTHERN TERMINUS OF
PGA BOULEVARD TO A FOUR ACRE SITE DEVELOPED
WITH EXISTING INTERIM USES IN THE TOURIST
COMMERCIAL DISTRICT PURSUANT TO SPECIFIC PLAN
83-002 (PGA WEST)
ENVIRONMENTAL
CONSIDERATION:
THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THE REQUEST
HAS BEEN PREVIOUSLY ADDRESSED IN CONJUNCTION
WITH ENVIRONMENTAL IMPACT REPORT
(CLEARINGHOUSE NUMBER 83062922) FOR SPECIFIC
PLAN 83-002) WHICH WAS CERTIFIED ON MAY 15, 1984.
NO CHANGES CIRCUMSTANCES OR CONDITIONS ARE
PROPOSED WHICH WOULD TRIGGER THE PREPARATION
OF A SUBSEQUENT EIR PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21166.
ST PC SDP 651 KSL - 33
GENERAL PLAN
LAND USE
DESIGNATION: TOURIST COMMERCIAL
ZONING: TOURIST COMMERCIAL (SP 83-002)
BACKGROUND:
PGA West Specific Plan 83-002 (EIR State Clearinghouse #83062922) provides for
four 18 hole golf courses, a maximum of 5,000 residential dwelling units, a 1,000
room resort hotel and other related resort commercial facilities on approximately 1,665
acres (see Attachment 1). The land use areas within the Plan are designated for Low
Density Residential, Community Commercial, Tourist Commercial and Golf Course Open
Space. The Specific Plan Zoning for the proposed relocation of the modular units for
offices is Tourist Commercial which allows relocatable and interim uses.
The proposed site is encircled to the south by vacant parcels owned by the applicant,
to the east by the existing golf course, to the north by existing single family houses,
and west by PGA Boulevard. Currently existing is 10,580 square feet of office space
within modular units and cart barn storage building and accessory improvements
including vehicle parking and landscaping. The temporary fencing with green mesh on
PGA Boulevard was installed last year by KSL to reduce the view of the modular units
from the street.
Project Proposal
The applicant is requesting to relocate nine existing temporary office modular units
(9,600 square feet) from their present location at the southern terminus of PGA
Boulevard (56-140 PGA Boulevard) to 55-910 PGA Boulevard (see Attachment 2). The
applicant needs to relocate the modular units to this four acre site due to construction
activities by Centex Homes on Tract 28960. The existing modular units and five new
modulars make up the 20,080 square foot corporate office complex. Relocating the
modular units to this new site requires removal of six parking spaces leaving 91 parking
spaces, a ratio of one space per 220 square feet for all site users. An existing wood
frame building at 56-140 PGA Boulevard will be demolished during the relocation
process.
The existing single story modular units at 55-910 PGA Boulevard are clad in wood or
masonite siding. Photographs of the existing modular units are on file with the
Community Development Department. The modular units are planned to be located
180-feet to 320-feet from the west property line, and will be repainted grey with white
trim once on -site. Blue awnings are used for shading purposes.
ST PC SDP 651KSL - 33
In addition to relocating the modular units, new landscaping is also proposed (see
Attachment 3). Landscaping consists of a variety of desert climate trees and shrubs
typically used at PGA West. Trees are proposed not only along the west side of the
modular units but also along the east side, adjacent to the golf course. A trellis is
proposed between two of the modular units.
Public Hearing Notice - This case was advertised in the Desert Sun newspaper on April
28, 1999, as well as mailed to all property owners within 500-feet of the site. No
comments have been received. Any comments received will be handed out at the
meeting.
Agency Comments - On April 19, 1999, the applicant's request was sent to affected
public agencies for their comments. All pertinent comments received have been
incorporated into the Conditions of Approval.
Architecture and Landscaping Review Committee
On May 5, 1999, the Architecture and Landscaping Review Committee, on a 2-0 vote,
adopted Minute Motion 99-007, approved the preliminary landscape plan for this
project, subject to the final landscape and irrigation plans being approved by the
Community Development Department (i.e., Conditions 5 and 6). A copy of the ALRC
minutes is attached (see Attachment 4).
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-_, approving Site Development Permit 99-
651, subject to findings and conditions of approval.
ST PC SDP 651 KSL - 33
Attachments:
1. SP 83-002 Map
2. Site Plan
3. Plant List
4. May 5, 1999 ALRC Minutes (Excerpt)
5. Large Map (Commission only)
Pr are y:
Greg Tjusdell, AssobioeManner
ST PC SDP 651 KSL - 33
Submitted by:
Christine di lorio, Plonning Manager
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
RELOCATION OF EXISTING MODULAR OFFICE UNITS
SUBJECT TO CONDITIONS, FROM THE SOUTHERN
TERMINUS OF PGA BOULEVARD TO A DEVELOPED FOUR
ACRE PROPERTY LOCATED AT 55-910 PGA BOULEVARD
IN ACCORDANCE WITH THE REQUIREMENTS OF SPECIFIC
PLAN 83-002
CASE NO.: SITE DEVELOPMENT PERMIT 99-651
APPLICANT: KSL RECREATION CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 1 th day of May, 1999, consider the request of KSL Recreation Corporation
to approve the relocation of modular office units and installation of new landscaping
to a developed four acre site located approximately 4,500 feet south of Avenue 54
and east of PGA Boulevard, more particularly described as:
Assessor's Parcel No.: Portion of 769-730-001
WHEREAS, the Architecture and Landscape Review Committee for the
City of La Quinta, California, did on the 5th day of May, 1999, recommend approval
of the relocation of the corporate offices for KSL Recreation Corporation, by adoption
of Minute Motion 99-007, subject to conditions;
WHEREAS, said Site Development Permit has been determined to be
exempt from review because the site is located within PGA West (Specific Plan 83-
002). Environmental Impact Report (State Clearinghouse #83062922) was certified
by the City Council in 1984 for SP 83-002. No changed circumstances or conditions
are proposed which would trigger the preparation of a subsequent EIR 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 approval of
said Site Development Permit, pursuant to Section 9.210.010 of the Zoning Code and
Specific Plan 83-002:
1. The proposed Site Development Permit is consistent with the goals and policies
of the La Quinta General Plan in that interim facilities have been determined to
be ancillary to the management of the golf courses and land sales program
under Specific Plan 83-002.
2. The relocation of the modular office units is consistent with the provisions of
SP 83-002 which permits interim facilities for the country club.
A:\RESOPCSDP651.wpd - 33
Planning Commission Resolution 99-_
Site Development Permit 99-651
May 11, 1999
3. The one story building complex complements the existing temporary buildings.
Existing perimeter fencing and proposed landscaping buffer the temporary
buildings adequately to facilitate this new addition.
4. Specimen trees are proposed to enhance the front of the modular office
complex. Plant material is varied to create an aesthetically pleasing streetscape.
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 99-651 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 11 to day of May, 1999, by the
following vote, to wit:
AYES:
►[01
ABSENT:
ROBERT T. TYLER, CHAIRMAN
City of La Quinta, California
ATTEST:
JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR
City of La Quinta, California
A:\RESOPCSDP651.wpd - 33
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-651
MAY 11, 1999
GENERAL
1. The Site Development Permit shall expire within one year from approval, unless
building permits are issued pursuant to Section 9.210.010 of the Zoning
Ordinance. Time extensions may be granted pursuant to Section 9.200.080.
2. The property owner agrees to defend, indemnify, and hold harmless the City of
La Quinta (the "City"), its agents, officers and employees from any legal claim
or litigation arising out of the City's approval of this project. The City of La
Quinta shall have right to select its defense counsel in its sole discretion.
3. Prior to the issuance of any grading, construction or building permit, the
applicant shall obtain permits and/or clearances from the following public
agencies:
• Fire Marshal
• Public Works Department
• Community Development Department
• Riverside County Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
The applicant/developer is responsible for any requirements of the permits or
clearances from those jurisdictions. If the requirements include approval of
improvement plans, the applicant shall furnish proof of said approvals prior to
obtaining City approval of the plans.
FEES AND DEPOSITS
4. 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.
LANDSCAPING
5. Landscape and irrigation plans shall be prepared by a licensed landscape
architect, and approved by the Community Development Department pursuant
to Chapter 8.13 of the Municipal Code.
CondSDP651 - 33 Page I of 3
6. Specimen trees, measuring 10-feet high (i.e., minimum 1.5 to 2.0" calipers)
shall be installed abutting the modular office complex as depicted on the site
plan exhibit. All trees shall be double staked to prevent damage from seasonal
winds. Shrubs shall be five gallon or larger.
FIRE MARSHAL
7. Provide or show there exists a water system capable of delivering 2,500 g.p.m.
for a 2 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
8. The required fire flow shall be available from a Super hydrant(s) (6"X 4"X 2.5"X
2.5") located not less than 25 feet or more than 165 feet from any portion of
the building(s) as measured along approved vehicular travel ways.
9. Prior to building permit issuance, applicant/developer will furnish one blueline
copy of the water system plans to Fire Department for review/approval. Plans
will conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be signed/approved by a registered
Civil Engineer and the local water company with the following certification: V
certify that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department. "
10. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
11. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. The ordering forms are available
by contacting the Fire Marshal's office at 760-863-8886.
LIGHTING
12. Exterior lighting plans shall be approved by the Community Development
Department Director prior to issuance of building permits.
ARCHITECTURAL/SITE DESIGN
13. No roof mounted mechanical equipment is permitted.
MISCELLANEOUS
14. All agency letters received for this case are made part of the case file
documents for plan checking purposes.
CondSDP651 - 33 Page 2 of 3
15. Prior to building permit issuance, trash and recycling areas for the project shall
be approved by the Community Development Department pursuant to Section
9.60.220 of the Zoning Ordinance. The plan will be reviewed for acceptability
by the applicable trash company prior to review by the Community Development
Department.
16. Permanent identification signs for the development shall be lit by an indirect
source as required by Chapter 9.160 (Signs) of the Zoning Ordinance.
Temporary and permanent signs for the development shall be approved by the
City prior to installation.
17. Temporary storage containers are not permitted to be used unless separately
approved by the Community Development Department.
CondSDP651 - 33 Page 3 of 3
ATTACHMENTS
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MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR,r
DATE: MAY 11, 1999
RE: MASTER DESIGN GUIDELINES FOR LA QUINTA PARTNERS AND
WILLIAM ROGER, GENERAL CONTRACTOR
Since the adoption of the updated Zoning Code, a builder who submits plans for
construction of a sixth house in the Cove Residential area is required to obtain Planning
Commission approval for Master Design Guidelines for all future houses.
As Mr. A. P. Lench, II, has submitted building plans for a sixth house, he is requesting
approval of Master Design Guidelines for La Quinta Partners and William Roger, General
Contractor. The attached guidelines contain information as to how the developer/applicant
intends to vary the exterior of the units, including the stucco and paint colors, roof tile
colors, trim colors, roof types, window types, entry treatments, and setbacks.
The applicant proposes five plan types, two of which are pueblo styles, and three are
modern Mediterranean/Spanish in style. All of the plans are for one-story homes.
Staff has reviewed the guidelines and determined the applicant has provided adequate
deviations to the elevations such as varied roof lines, and window treatments. Upon
Planning Commission approval, staff will use the guidelines to evaluate each building
permit application from this developer for compliance with the approved guidelines.
RECOMMENDATION:
Planning staff recommends the Planning Commission accept the Master Design Guidelines
(MDG 99-003) as presented.
P AperptM DG99-003Lench.wpd
LENCH DESIGN GROUP
April 30, 1999 k AP830 0
Ms. Leslie Mouriquand
Associate Planner
City of La Quinta
Planning Department
P. 0. Box 1504
La Quinta, CA 92253-1504
RE: COVE DESIGN MASTER GUIDELINES
Dear Ms. Mouriquand:
We are representing La Quinta Partners and William Roger, General
Contractor. We have enclosed ten (10) packages for review which
show the type of homes that they are planning to build in the La
Quinta Cove.
Also enclosed is the application fee in the amount of $250.00. We
understand the hearing is scheduled for May 11 at 3:00 P.M. We
plan to attend the meeting and would be happy to answer any
questions which may arise.
If you have any questions prior to the meeting or need any
additional information, please feel free to contact me.
1� VENTURES, INC.
Pres
APL:v
Enc .
, II
P. O. BOX 450 * LA QUINTA * CALIFORNIA * 92253-0450
760/564-1866 * FAX 760/564-2627
James M. Wright
Fire Chief
'roudly serving the
mincorporated
areas of Riverside
kunty and the
;dies of:
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)exert Hot Springs
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2ancho Mirage
san Jacinto
remecuia
Board of supervisors
sob Buster,
Distriat t
John Tavaglione,
District 2
rim VenoWe.
Districl 3
toy Wilson,
District 4
rom Mullen.
District 5
8: 25 Ali
RIT CO. FIRE FKE INDIO FAX NO. 1 760 863 7072 F. I
RIVERSIDE COUNTY FIRE DEPARTMENTfu a
1►r cooperation with the I" s A
California Department of Forestry and Fire Protection
210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 FAX (9W) 940-6910
Febru2ry22, 1999
To: The City of La Quinta
Community Development Department "1
Attn.: Greg Trousdell
Re: Tentative Tract Map No. 29053
Specific: Plan 98-034
With respect to the conditions of approval for the above referenced land division, the Fire Department
recommends the following fire protection measures be provided in accordance with La Quinta Municipal
Code and/or Riverside County Fire Department protection standards:
1- Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street
intersection spaced not more than 330 feet apart in any direction with no portion of any lot
frontage more than 165 feet from afire hydrant. Minimum fire flow shall be 1000 gpm for a 2
hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in
line with fire hydrants.
2. Applicant/developer will provide written certification from the appropriate water company that the
required fire hydrants(s) are either existing or that financial arrangements have been made to
provide them.
3. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the
water system plans to the Fire Department for review/approval. Plans will conform to the fire
hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans
will be signed/approved by a registered civil engineer and the local water company with the
following certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department."
The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
All questions regarding the meaning of these conditions should be referred to the Fire Department
Planning & Engineering staff at (760) 863-8886.
Sincerely,
FRANK KAWASAKI
Chief Fire Department Planner
By
Walter Brandes
Fire Safety Specialist
r.uEnuwentauna WA%LCL.wsr un use 3.WPO
EMERGENCY SERVICES DIVISION ♦ PLANNING SECTION * OFFICE INDIO OFFI
52-675 Highway 111, 2nd ri., Indio, CA 02201 ♦ (760) 843-sW893-7071
no - 093 PFCF. T VF.n FROM : 1 769 863 7072 P - 81
—T—r 2—`�053 4�/fey 1
AANNING COMMISSION RESOLUTION 99-
'CONDITIONS OF APPROVAL - RECOMMENDED
LUNDIN DEVELOPMENT COMPANY
MAY 11, 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.
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.
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
pla area.
iv. In the event any of the above improvements are constructed by
the City prior to the applicant recording a final 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. -�
46. General access points and turning movements of traffic are limited to the
following:
a. Public Street Frontage - driveways as approved by Specific plan 98-034.
b. Access from Parcel 7 of this development to Street Lot I of the residential
subdivision proposed in Specific Plan 98-034.
c:\stan\pc coa pm 29052
TO: CITY OF LA QUINTA May 11, 1999
PLANNING COMMISSION
78-495 Calle Tampico
La Quinta, Calif. 92253
FROM. DENNIS & JANICE CREAGER
48-231 Vista De Nopal
La Quinta, Calif. 92253
SUBJECT: LAGUNA DE LA PAZ SITE DEVELOPMENT - PERMIT 99-650
This letter is to notify the Planning Commission of our
opposition to certain aspects of the subject site development that
includes the clubhouse building addition and modification to the
recreational facilities.
We have owned our home since February 1988 with the purpose of
retireing in the year 2000 and still have that goal in mind.
We love our home with its views of the lake and surrounding
mountains and are avid tennis players.
Our hearty approval of wh t is proposed for the tennis court and
lawn game area abslutejris long overdue! To say that we vigorusly
oppose the erection of the proposed clubhouse addition is a vast
understatement!!!
Following are our list of grievances:
1. Our south and southwesterly view is obliterated by:
A. Tower that is 12xl2x22'
B. 14' high roof line from the existing clubhouse to
the 22' tower.
C. 7' high retaining wall over which a 5' lattice
will be built for a total height of 12'.
D. Expansion of the exercise room with a interior
hall all constructed 8' closer to our home.
E. Erecting the above mentioned 12' wall 7' to 8'
closer to our home than the present 30" wall.
It is our belief and the stated and written belief of the Laguna
De La Paz board of directors, not to mention the CC&R,S, that one
of the initial concepts of construction was to preserve the views
to the lake and mountains within the subdivision. These views pro-
vide scenic and unique value to the property owners and enhance
the value of the propertyl!!
Please approve, if you can, the tennis and lawn game area of the
site but at the same time make the architect and board of directors
go back to the drawing board for a clubhouse plan we can approve
and be proud of!!!
SINCERELY,
MAY 1 ],1999
"\ "JTY,'4--
TO:
FROM.
T OF
CITY 0FLAQUINTA
PLANNING COMMISSION
C. MARVINMAY
55-5.55 PEBBLE BEACH LA QUINTA, CA. 92253
ECRdEATIO.
GHTLY MI
WDLE OF
v
ITEM:
SITE DEVELOPMENT PERMIT 99-651
APPLICANT:
KSL RECREATION CORPORATION
LOCATION:
APPR
4,500 FEET SOUTH OFAVENUE 54 (55900 TTHRU55-9 0 PGA
BLVD.)
REQUEST:
APPROVAL TO RELOCATE EXISTINGORATE OFFICE
MODULAR UNITS FROM THE SO UTHERN TERMINUS OF PGA
BOULEVARD TO A FOUR ACRE SITE INCLUDING
LANDSCAPING DEVELOPED WITH EXISTING INTERIM USES
IN THE TOURIST COMMERCIAL DISTRICT PURSUANT TO
SPECIFIC PLAN 83-002 (PGA WEST)
LEGAL:
PORTION OFASSESSOR'S PARCEL NUMBER 769-730-001
WITHIN THE PAST FEW MONTHS I, ALONG WITH OTHERS, HAVE HAD SEVERAL
DISCUSSIONS WITH LARRY LICHLITER OF KSL, CHRISTINE DI LORIO, AND
OTHERS AT THE CITY OFLA QUINTA. THESE CONVERSATIONS DEMONSTRATE
OUR CONCERNSRETO S A COP OF CORRESPONDENCE WITH THEL
EX (ATTACHED HE CITY OF
LAQUINTA.)
DURING THESE DISCUSSIONS IT WAS FOUND THAT KSL HAD VIOLATED
SEVERAL PROVISIONS ASSET FORTH BY THE CITY.. AT THAT TIME ALL
e . c�. J. JP fr/l
MAY]], 1999
PAGE 2
PILES WERE
SH
BUILDINGS WERE DIFFERENT COLORS, TRASH CO SIGNIWAS ATTACHED TO
STACKED IN SEVERAL AREAS, A LARGE MONTEI
ODE -
ONE OF THE B UILDINGS IN VIOLATION OF CITY SOMETIME WAS NOT PROPER
WHICH HAD BEEN PART OF THE COMPLEX FOR
A UTHORIZED . THIS TRAILER HAS BEEN REMO BEEN OTHERE TE FOR MANY
1vS
SEVERAL OLD STORAGE TRAILERS WHICH HAVE
MONTHS. SHOULD PERMITS BE REQUIRED FOR THESE STORAGE TRAILERS?
HISTORY.
I PURCHASED OUR HOME AT 55-555 PEBBLE BEA19 (D RECTTLLT TIME INCROSS FROM
THE MOBILE OFFICE PROJECT) IN JANUARY OF
RESPONSE TO MY CONCERNS OF THE TEMPORARBUILDINGS, ING USED BYTOLD THE
TEMPORARY PRO SHOP /OFFICE STRUCTURES WE
ULD BE
LANDMARK CORPORATION, WERE TEMPORARY,
AD RELIED WO ON THESE REMOVED
WHEN THE RESORT CLUBHOUSE WAS COMP D
STATEMENTS WHEN WE MADE THE SUBSTANTIAL PURCHASE OF OUR HOME.
THE 20 CUSTOM LOTS ON PEBBLE BEACH WERES D AS THE PREMIER
THE MOST EXPENSIVE
PROPERTIES OF THE ENTIRE PGA WESTPROJECT-
HOMES IN PGA WERE CONSTRUCTED ON THESE CULAR VIEWS IN PGA WEST. OTS. THESE LOTS AND ES
WERE PROMOTED AS HA VING THE MOST SPECTA
THIS IS TRUE THE VIEWS ACROSS #10 & #18 OF THE
HET MPURARAND
ON
TO THE MOUNTAINS ARE SPECTACULAR. HOW
STR UCTURES AR� T �'D N��'YALL OF THEH�P� DARTERS OF KSL. S ARE
SUBJECT TO THE UNSIGHTLY MOBILE TRAILER Q
IT SHOULD BE OF INTEREST TO THE CITYA MARKET AT DISCOUNT PRICES�N
THESE HOMES ARE PRESENTL Y ON THE MA
COMPARISON TO OTHER COUNTRY CLUBS R THE E VALLEY D SEVERAL S
BEEN ON THE MARKET FOR NEARLY 2 YEARS
AGENTS VOICE THEIR
POTENTIAL B UYERS AND REAL ESTATE MARKETING BUILDINGS INDIRECT VIEW.
CONCERNS OF THESE UNSIGHTLY TEMPORA
WHY IS KSL WANTING TO MOVE THE TEMPO MHO USED � HE ANSWER ISNGS , KSL IS
FR OM THE
PRESENT LOCATION NEAR THE RESORT CL
DEVELOPING THE AREA WITH HOME SITES AD H MOy O THE
PROPERTIES WILL BE GREATLYENHANCDB
THE
TEMPORAR Y BUILDINGS- HOMEOWNERS THE HOMEOWNERS ON PEBBLE
RESTRICNOT WANT THEIR HEWS
TED B Y TEMPORAR Y STR UCT U
BEACH HAVE THE SAME CONCERNS, WE WILL �'ULD LIKE THE G BUILDINGS REMOVED AND IF
BUILDINGS AND WE
ERSo THESE ISSUE IN THE COURTS.
REQUIRED WILL
MAY 11,1999
PAGE 3
COMMENTS.
I IIA VE REVIEWED THE PLANNING COMMISSION STAFF REPORT DATED APRIL
29,1999. SEVERAL ISSUES OF THE REPORT SHOULD BE CHALLENGED.
1. PUBLIC HEARING NOTICE: I UNDERSTAND THIS CASE WAS ADVERTISED IN
THE DESERT SUN NEWSPAPER ONAPRIL 28,1999 AND I SEE ALL PROPERTY
OWNERS WITHIN 500 FEET OF THE SITE WERE NOTIFIED. FIRST THE
ADVERTISED NOTICE IN THE PAPER IS VERYINADEQUATE AS MOST
HOMEOWNERS WOULD NOT SEE THIS NOTICEAS IT IS OFF SEASONAND MOST
OWNERSARE OUT OF .TOWN. SECOND THE FACT THE CITYNOTIFIED
RESIDENTS WITHIN 500 FT OF THE SITE WOULD RESULT IN LESS THAN 5
RESIDENTS OF THE ENTIRE PGA WEST COMMUNITY BEING NOTIFIED. THIS IS
A VERY IMPORTANT DECISIONAND HAS POSSIBLE NEGATIVE EFFECTS ON
MANYRESIDENTS, BOTH IN LIFESTYLE AND HOME VALUES ALL PGA WEST
RESIDENTS SHOULD BE PROPERLYNOTIFIED.
2. STAFFREPORTED NO COMMENTS HAVE BEEN RECEIVED. I REQUEST YOU
REVIEW THE ATTACHED CORRESPONDENCE WITH THE CITYSTA TING OUR
CONCERNS WITH THE KSL TEMPORARY OFFICES. 1 DIRECT YOUR ATTENTION
TO THE FINAL PARAGRAPH WHICH IS AS FOLLOWS: At this time we request the City
of La Quinta to consider our dismay in having our views disrupted with the unsightly trailer
parking and the depreciation in monetary values of our properties because of the lack of
consideration of KSL Development Corporation. We request the present permits on these
trailers will not be renewed and/or extended, and the trailers be removed as soon as possible.
THIS LETTER IS SIGNED BY 10 CONCERNED RESIDENTS ON PEBBLE BEACH AND
SHOULD HAVE BEEN CONSIDERED BY STAFF. I WOULD THINK THIS LETTER
SHOULD HAVE BEEN PART OF THE STAFF REPORT. THIS CORRESPONDENCE IS
DEFINITELYAGAINST FURTHER DEVELOPEMENT OF THE TEMPORARY
OFFICES ON THIS LOCATION.
3. IN 1985 A ZONING FOR TEMPORARY STRUCTURES WAS ALLOWED ON THIS
PROPERTY. AT THAT TIME THERE WAS NO GOLF COURSE, NO CLUB HOUSES, NO
PRIVATE HOMES, NO PGA WEST AS IT IS TODAYY, THE CITY WAS CORRECT IN
THE GRANTING OF THAT ZONING, HOWEVER, THIS IS 1999 SOME 14 YEARS
LATER AND IT IS WRONG TO CONTINUE TO ALLOW TEMPORARY ZONING ON
THIS PROPERTY. WHAT IS THE DEFINITION OF TEMPORARY. IT SHOULD NOT
BE FOREVER...
THE PGA WEST CCR's MAKES REFERENCE TO TEMPORAR Y STRUCTURES IN
SECTION 6.5.: NO STRUCTURE OFA TEMPORARY CHARACTER, TRAILER,
BASEMENT, TENT, SHACK, GARAGE, BARN, OR OTHER OUT -BUILDINGS SHALL
BE ERECTED, MAINTAINED OR USED WITHIN THE PROPERTY. NO TRAILER,
CAMPER, RECREATIONAL VEHICLE, BOAT, TRUCK OR SIMILAR EQUIPMENT
MAY A 1999
PAGE 4
SHALL BE PERMITTED TO REMAIN D ARAGE OR INANAPPROPRIATEAJ"THIN THE PROPERTY UNLESS CREA OR
MAINTAINED WITHIN ANENCL
APPROVED INADVANCE BY THE BOARD. NOTWITHSTANDING THE
FOREGOING DECLARANTSIL4Lj RS OR S MILAR EQUIPMENT WITHIN THE
TEMTORA,RYSTRUCTURES T __ _—^ ^.\a.Tc.mnTT/.7'rn]V A7Vn RA1.VA:
ii\Vl lili a aa. �•--- - —
PROGRAMPROVIDED THAT IN EXE
DECLARANT SHALL NOT UNREASONABL Y INTERFERE WITH ANY
OWNER'S USE OF THE COMMONAREA OR THE PGA WEST
ASS0CIATIONPROPERIY. (EMPHASISADDED)
THEABOVEALLOWS TEMPORARY TRAILERS/BUILDING ONLYFOR
CONSTR UCTIONAND SALES PROGRAMS. KSL IS IN VIOLATION OF THE ABOVE
AS THEYARE USING THE TEMPORARY TRAILERS AS GENERAL OFFICE SPACE,
INCLUDING MANY FUNCTIONS OUTSIDE THE ORIGINAL INTENT OF THE CCR'S.
FURTHERMORE, THE O RREA BY NEGTIS ATIVELYIMPACTING OUR SONABLYINTERFERINGWITH
AND
OWNER'S USE OF COMMON
PROPERTY VALUES.
4. IN THE BACKGROUND SECTION OF THE STAFF REPORT THE TEMPORARY
FENCING WITH GREEN MESH ON PGA BOULEVARD WAS MENTIONED. AGAIN
WITH KSL EVERYTHING IS TEMPORARY. WE SHOULD ALL TAKE NOTE, AS YOU
DRIVE DOWNPGA BOULEGARD.I OU GE �TO THE UNSIGHTLY TEMPORARY
BE UTIFUL LANDSCAPIN
GREEN FENCE WITH WEED LANDSCAPING PROVIDED BY KSL.
I WOULD REQUEST THE CITY TO REVIEW THE FACT THAT ALL OF PGA WEST
AMENITIES WHICH ARE PAID FOR BY THE GOLF CL UB MEMBERSHIP AND THE
HOMEOWNERS ARE FIRST CLASS AND WELL MAINTAINED -
I NT AIND -POORLYHOWEVER'
EV ER'
ANYTHING KSL IS RESPONSIBLE FOR IS TEMP
MAINTAINED. EXAMPLES. THE TEMPORARY MOBILE HOME STRUCTURES, THE
TEMPORARY FENCE AND LANDSCAPINGTHE LACK OF FENCING AND THE ABUNDANCE
AND THE RESORT CLUBHOUSE, OF WEEDS AND TRASH ALONG PORTIONS
GH � yOF THE _AND A NEGATIVE TO PROPERUS RESORT TY
THE
WEISKOFF COARSE. (VERY UN
VAL UES AT PGA.)
GRANTING OF THIS KSL PROPOSAL TO CONTINUE (POSSIBLY FOREVER) THE
USE OF THE TEMPORARBRULd�oTIFYALS IS �HOME OWNERS OF PGA T RIGHT. YWEST OF
REPONSIBILITY TO PROPL
THE PROPOSAL OF KSL. THE CITY'S DECISION HAS A MAJOR FINANCIAL
IMPACT ON PGA REAL ESTATE VALUES.
MAY 11,1999
PAGE 5
THERE ARE ALTERNATIVES:
I WOULD SUGGEST TO THE CITY THERE ARE ALTERNATIVES TO THE REQUEST
OF KSL.
1. KSL COULD CONSTRUCT A CLASS OFFICE BUILDING FOR
THEIR USE AT THE PRESENT LOCATION. I WOULD NOT
OPPOSE SUCHA BUILDING. OTHER COMPANIES IN THE
VALLEY HAVE PERMANENT OFFICE BUILDINGS, WHY
SHOULD KSL BE ALLOWED TO HAVE TEMPORARY OFFICE
BUILDINGS? IFKSL CAN ONLY AFFORD A SUBSTANDARD
TEMPORARY OFFICE STRUCTURE ITSURELYSHOULDNOT
BE ALLOWED IN THE CENTER OF THE PGA WEST PROJECT
AND IN SIGHT OF ALL MEMBERS AND GUESTS USING THE
PRIVATE CLUBHOUSE, THE RESORT CLUBHOUSE, TRAFFIC
USING PGA WEST BLVD., ALL HOME OWNERS, MY
NEIGHBORS, AND MYSELF.
2. AGAIN, IFKSL MUST OPERATE FROMA MOBILE PROJECT
IT SHOULD NOT BEALLOWED TO BE IN THE CENTER OF THE
PGA WESTPROJECTT, THE CITYSHOULD REQUIRE KSL TO
MOVE THE MOBILE PROJECT LOCATION SEVERAL
HUNDRED YARDS WEST OF JEFFERSONAVE. ON 54TH.
KSL OWNS THE PROPERTYAND CONSIDERING THE PRESENT
REQUEST TO RELOCATE SUBSTANTIAL NUMBER OF
TRAILERS THE TIMING COULD NOT BE BETTER.
THE CITY OF LA QUINTA SHOULD NOT ALLOW KSL TO CONTINUE THEIR
PRESENT BUSINESS CONDUCT INA MANNER WHICHDEMONSTRATESA LACK
OF CONSIDERATIONAND HAS A NEGATIVE IMPACT ON PRESENT PROPERTY
OWNERS AND PGA MEMBERS.
I RESPECTIVEL Y REQ UEST THE APPLICATION OF KSL RECREATION
CORPORATION BE DENIED AND FURTHER STEPS BE MADE BY THE CITY TO
ELIMINATE THE PRESENT SITUATION. THANK YOU.
C. MARVIN MAY 55-555 PEBBLE BEACH, LA QUINTA, CA. 92253
MAIL CORRESPONDENCE TO: PO BOX 9039, SALEM, OR. 97305
HAND DELIVERED BYART BRANDT.
May 10, 1999
To: CITY OF LA QUINTA PLANNING COMMISSION
The following list of custom home owners located on Pebble Beach
support the points of opposition and recommendations made by
Marvin May in his letter to the City of La Quinta Planning
Commission to reject K.S.L.'s request to further develop the
temporary office complex on P.G.A. Blvd.
Charles and Patricia Hathaway
55-405 Pebble Beach
Charlene and Dr. Alexander Korn
55-455 Pebble Beach
Arthur and Mardell Brandt
55-605 Pebble Beach
James and Gail Young
55-505 Pebble Beach
Charles (Bud) and Nancy Wehrly
55-655 Pebble Beach
Wm. and Lorraine McCune
55-695 Pebble Beach
Loni and Dr Richard Guenther
55s-725 Pebblb Beach
Stanford and Suzanne Leland
55-705 Pebble Beach
Joseph and Jackie Newman
55-840 Pebble Beach
Ronald and -Linda Russell
55-900 Pebbrle Beach
F. Beach and Lori Leighton
55-970 Pebble Beach
Jerry and -Marilyn Wilson
88-201 P-&bble Beach
Prepared by Arthur R. Brandt
CZ �5, -
Christine di lorio G
CITY OF LA QUINTA
P. O. Box 1504 J
La Quinta, Ca., 92253
RE: Minor use permit 98-102 and others
Dear Christine:
We appreciated your time and interest in discussing the problems of the KSL temporary
buildings on the PGA Stadium Golf Course. As discussed these are very unattractive from the
golf course and a real eyesore for the residents on Pebble Beach. (10th fairway)
We have gone to a great amount of expense to make our homes attractive, and have been
patient with the temporary buildings. We have been told in the past this is a temporary
condition and these structures would soon be removed. However, it seems just the opposite is
happening. With the addition of the most recent building (Montecito) there are now 5
temporary buildings for us to look at. The Montecito building is placed on the highest point
of the crown of the small hill If there is truly a need for this building it could have and
should have been placed lower on the back side of the hill nearer to the parking lot.
We have visited with Mr.lichliter, President, K.S.L. Development Corporation, and shared
our concerns with him. He has agreed to paint the two larger units the same color and add
landscaping on the golf course side.. He also agreed to move the most northern temporary
trailer, which has no skirting, lower into the parking lot and out of sight. Mr. Lichliter also
advised us he is working on relocating Montecito into another facility; thereby eliminating the
need for the Montecito trailer entirely. Hopefully, the above will occur sooner than later.
At this time we request the City of La Quinta to consider our dismay in having our views
disrupted with the unsightly trailer parking and the depreciation in monetary values of our
properties because of the lack of consideration of KSL Development Corporation. We request
the present permits on these trailers will not be renewed and/or extended, and the trailers be
removed. as soon as possible. Please advise.
Yours truly,
Marvin & ChglkMaY Charles & Patricia Hathaway J' &Gail Young
Art ar el ran Dr. nder & Charlene Korn on &Linda Rus
Chars Nip c el:r y Willi & e Mc ne to Suzanne L a
eph Jac Newin r. rd & Lani Guenther F. eap&L,' Lkeihon
C. Larry Lichliter
PGA Homeowner Assn.
Reply to: Authur Brandt, 55605 Pebble Beach, La Quinta, CA. 92253. Phone 760-771-3600
and/or . Marvin May, P.O. Box 9039, Salem, OR. 97305. Phone 1-800-627-8629
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05/11/99 16:09 FAX 3105561380
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TO: CITY OF LA QUINTA
PLANNING COMMISSION
78-945 Calle Tampico
La Quinta, CA 92253
FROM: ABE & THELMA GROSSMAN
48-215 Calle Floristas
La Quints, CA 92253
SUBJECT: LAGUNA DE LA PAZ SITE DEVELOPMENT - PERMIT 99-650
This letter authorizes Deams Creager to represent Abe and Thelma Grossman in connection
with all Planning Commission hearings regarding the proposed enlargement of the Clubhouse
and adjacent facilities in the Laguna de la Paz development.
Our lot at 48-229 Vista de Nopal, adjacent to Mir. Creager's, is subject to the same negative
impact as expressed by Mr. Creager in his objections to the said construction.
It is our hope that the Plarnung Commission will not approve the plans for such construction
which would seriously devaluate the property of adjacent homeowners and destroy the most
valuable asset of Laguna de la Paz, the unmatched views of the Santa Rosa Mountains and
Lake.
Sincerely,
AWAA����
Abe Grossman