Loading...
1999 11 23 PCPLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California November 23, 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 99-079 Beginning Minute Motion 99-024 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 publi hearing. Please complete a "Request to Speak" form and limit your comments to thre, minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on November 9, 1999 B. Department Report PC/AGENDP. V. PUBLIC HEARINGS: A. Item .................. TENTATIVE TRACT MAP 27519, REVISION #1 Applicant.......... Century -Crowell Communities Location........... South of Desert Stream Drive and west of Dune Palms Roac Request............ Recommendation for approval to eliminate Condition o Approval requiring golf course screening along the soutl boundary of a 70 single family lot subdivision on 17.5 acres. Action .............. Resolution 99- B. Item .................. REVISED TENTATIVE TRACT MAP 29147 Applicant.......... KSL Land Corporation Location........... Northeast corner of Avenue 58 and Madison Street abuttinc the existing Tom Weiskopf Golf Course in PGA West. Request............ Approval to increase the number of single family lots from 13" to 152, add other common lots, and remove a private street to on 172.88 acres. Action .............. Resolution 99- VI. BUSINESS ITEMS: A. Item ............... CONTINUED - SITE DEVELOPMENT PERMIT 98-632 AMENDMENT #1 Applicant ....... Century -Crowell Communities Location ........ Tract 23773, north of Fred Waring Drive, west of Adams Stree in Starlight Dunes Request ........ Approval of architectural and floor plan changes for fou prototype residential units Action ........... Minute Motion 99- B. Item ................ ENVIRONMENTAL ASSESSMENT 99-390 AND CAPITA IMPROVEMENT PROJECT 98-18 FOR THE COVE OAST: TRAILHEAD Applicant ........ City of La Quinta Location ......... South of Calle Tecate Request ......... Certification of the Addendum to the Environmental Impac Report for the 1992 General Plan Update Action ............ Resolution 99 VII. CORRESPONDENCE AND WRITTEN MATERIAL Vill. COMMISSIONER ITEMS A. Commission report on the City Council meeting of November 16, 1999 IX. ADJOURNMENT PC /AG3NDA. MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA November 9, 1999 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Chairman Kirk who asked Commissioner Robbins to lead the flag salute. B. Present: Commissioners Richard Butler, Steve Robbins, Robert Tyler, and Chairman Tom Kirk. It was moved and seconded by Commissioner Butler/Tyler to excuse Commissioner Abels. Unanimously approved. C. Staff present: Jerry Herman, Community Development Director, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Joint Meeting of the City Council and Planning Commission Minutes of October 26, 1999. Commissioner Robbins asked that the time the meeting started should be changed to 5:30 p.m.. There being no further changes, it was moved and seconded by Commissioners Tyler/Butler to approve the minutes as corrected. Unanimously approved. B. Chairman Kirk asked if there were any corrections to the Minutes of October 26, 1999. Commissioner Robbins asked that Page 1, Item A be amended as follows: "...previously approved by the City Council on February 16, 1993, was that it be reviewed one year later."; Page 3, Item 8 be amended as follows: "...rather than a mini -retention basin". There being no further changes, it was moved and seconded by Commissioners Tyler/Robbins to approve the minutes as corrected. Unanimously approved. C. Department Report: None. CAMy Documents\WPDOCS\PCI1-9-99.wpd I Planning Commission Minutes November 9, 1999 V. PUBLIC HEARINGS: A. Tentative Tract Map 23773, Extension #2; a request of Century -Crowell Communities for approval of a one year time extension for tract Phases 4 through 7 consisting of 77 single family lots and private streets on 20.95 acres 1. Commissioner Butler excused himself due to a possible conflict of interest and withdrew from the dias. 2. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked about Condition #59 as he did not believe Orion Way should not be deleted from the condition. The objective was to have the two streets with the same name. 4. Commissioner Robbins asked if the application was received prior to the October 1, 1999 deadline. Staff stated it was. 5. Chairman Kirk asked if the applicant would like to address the Commission. Mr. John Pavaloc, representing Century Crowell Communities, stated the owners of the property George and Donna Lane did file for the extension prior to. the expiration date. He was available for any questions the Commission may have. 6. Mr. Ernest Vincent, Counsel for Century -Crowell Communities, stated he understood this hearing was for the extension of time and did not relate to any other architectural issues that might be outstanding. The extension of the Map will benefit the community as a whole and will keep the Map within the same subdivision and subject to the City's compatibility requirements. 7. There being no further discussion, Chairman Kirk closed the public hearing and opened the issue for Commission discussion. 8. There being no discussion, it was moved and seconded by Commissioners Tyler/Robbins to adopt Planning Commission Resolution 99-078 recommending to the City Council approval of Tentative Tract Map 23773, Extension #2, subject to the Findings and Conditions of Approval as amended. CAM), Documents\W11D0CS\PC11-9-99.wpd 2 Planning Commission Minutes November 9, 1999 a. Condition #59. Orion "Way" shall not be deleted. ROLL CALL: AYES: Commissioners Robbins, Tyler, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: Commissioners Abels and Butler. Commissioner Butler rejoined the Commission. VI. BUSINESS ITEMS: A. Site Development Permit 98-632 Amendment # 1; a request of Century -Crowell Communities for approval of minor architectural and floor plan changes for prototype residential units for Tract 23773, north of Fred Waring Drive, west of Adams Street within Starlight Dunes. Commissioner Butler excused himself due to a possible conflict of interest and withdrew from the dias. 2. Chairman Kirk asked for the staff report. Planning Manager Christine di Iorio informed the Commission that the applicant had requested a continuance. 3. There being no discussion, it was moved and seconded by Commissioners Robbins/Tyler to continue Site Development Permit 98-632, Amendment # 1 as requested. Unanimously approved. Commissioner Butler rejoined the Commission. B. Sign Application 99-482; a request of Llewellyn Enterprises, Inc. for approval of a sign adjustment to permit an additional monument sign for the property located at T- BO's of La Quinta, 78-073 Calle Barcelona. 1. Chairman Kirk 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. There being no questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Ted Llewellyn stated the reason for his request. 3. Commissioner Tyler asked if the proposed sign would be smaller than the existing sign. Mr. Llewelyn stated it would be smaller and the existing landscaping lighting would be directed toward the sign. CAMy Documents\WPDOCS\PC11-9-99.wpd 3 Planning Commission Minutes November 9, 1999 4. Commissioner Robbins asked if the sign would be printed on both sides. Mr. Llewelyn stated it would. 5. Commissioner Butler stated he would like to support the applicant as much as possible to encourage business in The Village. Mr. Llewelyn stated that with the Dark Sky Ordinance it is difficult to find his restaurant and the sign would help to direct people to his business. Commissioner Butler asked staff to define how many signs there would be. Staff stated there would be two freestanding and two building mounted signs. 6. Chairman Kirk stated he agreed with staffs recommendation and asked if the second sign was conditioned that if the trees blocking the view of his restaurant went away the sign would go away as well. 7. Commissioner Tyler stated that even if the trees went away, the signs would still be needed. 8. There being no further discussion, it was moved and seconded by Commissioners Butler/Tyler to adopt Minute Motion 99-022 recommending approval of Sign Application 99-482 allowing an additional monument sign for the property located at T-BO's of La Quinta, 78-073 Calle Barcelona. i lnanimously approved. C. Street Vacation 99-040; a request of KSL Land Corporation for General Plan consistency finding for a vacation of Rancho La Quinta Road and Pasco del Rancho within the Greg Norman Golf Course. 1. Chairman Kirk opened the public hearing and 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 Kirk asked if there were any questions of staff. Commissioner Tyler stated there was some verbiage in the staff report that some public agencies may have some concerns with the vacation. Staff stated they would process the vacation in accordance with State Law and all concerns would be addressed. 3. There being no further discussion, it was moved and seconded by Commissioners Tyler/Butler to adopt Minute Motion 99-023 adopting the findings that the vacation of portions of the Avenue 55, Rancho I,a Quinta Road, Paseo Del Rancho, and other unnamed segments of street right of way are consistent with the adopted Circulation Element of the La Quinta General Plan. Unanimously approved. CAMN Documents\VJPD0CS\PCI I-9-99.wpd 4 Planning Commission Minutes November 9, 1999 VII. CORRESPONDENCE AND WRITTEN MATERIAL: VIII. COMMISSIONER ITEMS: A. Commissioner Tyler gave a report on the City Council meeting of November 2, 1999. B. Discussion regarding the City Council public hearing on November 16, 1999, on the recommended General Plan Land Use Map. Staff informed the Commission that they were invited to attend and give any comment they may have. Discussion followed regarding the changes to the General Plan Land Use Map that had been proposed at the joint meeting. C. Discussion regarding the cancellation of the December 28, 1999 Planning Commission meeting. It was moved and seconded by Commissioners Butler/Tyler to cancel the meeting of December 28, 1999. Unanimously approved. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Butler/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held November 23, 1999, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:29 P.M. on November 9, 1999. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documents\WPDOCS\PC11-9-99.wpd 5 STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 23, 1999 CASE NO.: TENTATIVE TRACT MAP 27519, REVISION #1 APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES REQUEST: RECOMMENDATION FOR APPROVAL TO ELIMINATE CONDITION OF APPROVAL REQUIRING GOLF COURSE SCREENING ALONG THE SOUTH BOUNDARY OF A 70 SINGLE FAMILY LOT SUBDIVISION ON 17.6 ACRES LOCATION: APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE AND WEST OF DUNE PALMS ROAD (45-955 DUNE PALMS ROAD) ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 27519 WAS APPROVED BY THE CITY COUNCIL ON JANUARY 5, 1999 BY ADOPTION OF RESOLUTIONS 99-06 AND 99-07. RESOLUTION 99-06 CERTIFIED A MITIGATED NEGATIVE DECLARATION FOR THE PROJECT (EA 98-370). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST THAT WOULD TRIGGER A NEW ENVIRONMENTAL ASSESSMENT FOR THIS REQUEST. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING DESIGNATION: RL (LOW DENSITY RESIDENTIAL) STPCTr27519X - 37, RESOTTM27519-37, CONDTr.27519- 37 Page _ of 3 SURROUNDING LAND USES: NORTH: EXISTING SINGLE FAMILY HOMES AND COMMON AREA RETENTION BASIN IN THE TOPAZ DEVELOPMENT (TRACT 23935) SOUTH: EXISTING GOLF SCHOOL EAST: RETENTION BASIN FOR TRACT 25363 AND VACANT LOT FOR FUTURE CITY PARK WEST: ACROSS DUNE PALMS ROAD ARE VACANT PROPERTIES IN THE CITY OF INDIO BACKGROUND: On January 5, 1999, the City Council, on a 5-0 vote, adopted Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70 single family lot subdivision located to the south of the Topaz development (Attachment 1). Condition #93 of Resolution 99-07 requires the developer to work with the owner of the golf school to provide security screening along the south Tract boundary to protect future residents from stray golf balls. Prototype houses for the project were approved by the Planning Commission on April 13, 1999 under Site Development Permit 99-648. The single story houses range in size from 1,500 square feet to more than 2,000 square feet. Site Information The vacant, previously disturbed site is located to the south of the Topaz development on the west side of Dune Palms Road. Vacant properties to the east of the site, across Dune Palm Road, are in the City of Indio. Project Request The applicant requests elimination of the golf course screening required along the south boundary of the tract because their firm is in the process of acquiring the La Quinta Golf Ranch (45-975 Dune Palms Road), and plan to develop the nine acre site in accordance with the Low Density Residential Zone designation. STPCTr27519X - 37, RESOTTM27519-37, CONDTr.27519- 37 Page 2 of 3 Public Notice - This revision request was advertised in the Desert Sun newspaper on November 10, 1999. All property owners within 500-feet were mailed a copy of the public hearing notice as required by Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code and Charter. No written correspondence has been received. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve the request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99-_, recommending to the City Council conditional approval of Tentative Tract Map 27519 (Revision #1), subject to the attached findings and conditions. Attachments: 1. 2. TTM 27519 Exhibit Applicant's Letter dated October 11, 1999 6 i �- , .s/ — f? S f sdell, Associate Planner Submitted by: Christine di lorio, Planning Manager Page 3 of 3 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 27519 (REVISION #1), A REQUEST TO ELIMINATE THE CONDITION OF APPROVAL REQUIRING GOLF COURSE SCREENING ALONG THE SOUTH TRACT BOUNDARY OF A 70-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 17.6 ACRES, LOCATED ON THE WEST SIDE OF DUNE PALMS ROAD APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE CASE NO.: TENTATIVE TRACT MAP 27519, REVISION #1 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 23`d day of November, 1999, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities to eliminate the Condition of Approval requiring golf course screening along the south tract boundary of a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive, more particularly described as: Assessor's Parcel Number 604-061-009; Portion of SE 1 /4 of the SW 1 /4 of Section 20, Township 5 South, Range 7 East, San Bernardino Base and Meridian, County of Riverside, California WHEREAS, the City Council for the City of La Quinta, California, did on the 5'h day of January, 1999, on a 5-0 vote, adopt Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive; and WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 241h day of November, 1998, recommend to the City Council certification of Environmental Assessment 98-370 and approval of Tentative Tract Map 27519 by adoption of Resolutions 98-082 and 98-083; 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 27519, Revision #1: A:\ResopcTr27519X.wpd (37) Finding Number 1 - Consistency with General Plan/Zoning Code A. The property is designated Low Density Residential (LDR) allowing residential development of 2-4 units per acre. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2.0) because less than four dwellings per acre are proposed (i.e., Policy 2- 1 .1.5). The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. B. The RL District (Low Density Residential) permits single family housing, provided lots are 7,200 square feet or larger. Proposed lots exceed the minimum size allowed pursuant Section 9.30.030 of the Zoning Ordinance. Detached single family houses will be built as allowed. Conditions are recommended to insure compliance with City Code requirements. C. Decorative open perimeter fencing shall be constructed for the development consistent with Policy 3-4.1.14 of the General Plan, including opening view fencing to lessen the effect of the walled community and its relationship with adjacent properties. Finding Number 2 - Compliance with the California Environmental Quality Act A. A Mitigated Negative Declaration of Environmental Impact was certified by the City Council on January 5, 1999, by adoption of Resolution 99.06, concluding that the project will not significantly affect the environment, provided Mitigation Monitoring is completed (EA 98-370). No changed circumstances or conditions exist that would trigger a new environmental assessment for this revision request. Finding Number 3 - Site and Landscape Design A. The proposed site design conforms with the design guidelines identified in the General Plan, Zoning Code and Subdivision Ordinance and provides a harmonious transition between other residential properties that abut the site. B. The proposed common landscaping will be privately maintained. The landscape design complements the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. Existing mature landscaping along the north Tract boundary shall be retained and maintained by the HOA. C. The previously developed site is physically suitable for Tentative Tract Map 27519 in that the topographic relief of the project site is relatively flat and soil type is suitable for residential development. A:\Rcsopc7r27519X.wpd (37) D. A common retention basin is proposed to contain on -site stormwater. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. E. The proposed private streets provide direct access to each residential lot. New off -site improvements will benefit both existing and future developments in the immediate area. Finding Number 4 - Site Improvements A. New improvements required for this project will be compatible with existing improvements to the north in the Topaz development. No adverse impacts have been identified based on letters of response from affected public agencies. Infrastructure improvements will be extended to serve the project if not readily adjacent to the site. B. A stormwater basin ensures off -site properties are not impacted from seasonal storms. C. The Tract design will not conflict with existing public easements, as the project has been designed around, and in consideration of these easements. D. A Condition of Approval requiring screening along the south side of the Tract will ensure outdoor safety to future residents from stray golf balls. However, if the driving range is replaced with a residential subdivision, this condition will no longer be applicable. 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 to the City Council approval for the reasons set forth in this Resolution, and subject to the attached conditions. A:\ResopcTr27519X.wpd (37) PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 23rd day of November, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California A:\ResopcTr27519X.wpd (37) PLANNING COMMISSION RESOLUTION 99-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 27519, REVISION #1 CENTURY-CROWELL COMMUNITIES NOVEMBER 23, 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. Upon City Council approval, a memorandum noting that the City Conditions of Approval for this development exist and are available for review at City Hall shall be recorded against the property with Riverside County. 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 27519 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. The tentative map shall expire on January 5, 2001, unless an extension of time is applied for, and granted by the City Council. 5. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading .Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District • California 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, the CondTn7519XPC - 37 1 Planning Commission Resolution 99- Tentative Tract Map 27519, Revision #1 November 23, 1999 applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. PROPERTY RIGHTS 6. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, prior to approval of a final map or parcel map or a waiver of parcel map. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of essential improvements located on street, drainage or common lots or within utility and drainage easements. 7. Prior to approval of a final map, parcel map or grading plan, 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. 8. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 9. The applicant shall dedicate 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. 10. Dedications required of this development include: A. Dune Palms Road - 44' half of 88' right-of-way. B. On -site streets - 37' right-of-way. C. Applicant shall dedicate a 10' easement for pedestrian access to and from the proposed City park site located adjacent to the southerly west boundary of the proposed development CondM7519XPC - 37 2 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 Dedications shall include additional widths as necessary for entry drives, 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. 1 1. The applicant shall dedicate utility easements as necessary to provide 10' of width outside of street and sidewalk improvements along both sides of all private streets 12. 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. Dune Palms Road - 10 feet Setbacks shall apply to all frontage including, but not limited to, remainder parcels, well sites and power substation sites. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shale vacate abutter's rights of access to the following property from all frontage except entryways shown on the approved tentative map or as approved by the City Engineer: A. Dune Palms Road B. Proposed City park site. 14. 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. 15. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 16. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in CondTT27519XPC - 37 3 Planning Commission Resolution 99-_ Tentative Tract Map 27519, Revision #1 November 23, 1999 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 17. 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. "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. 18. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as - constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 20. 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. CondTT27519XPC - 37 4 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 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 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, 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. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), 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 homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 23. 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 24. 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. 25. 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. CondTT27519XPC - 37 5 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 26. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading plan. 27. The grading plan shall be prepared by a registered civil engineer and must be approved by the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on 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. 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, 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 building pad certifications, stamped and signed by a California registered 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. 18-11MRIM The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 30. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 31. 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. 32. 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 all individual -lot retention provisions of Chapter 13.24, LQMC. 33. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet and into the historic drainage relief route. CondTT27519XPC - 37 6 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the basin plans. The design percolation rate shall not exceed two inches per hour. 36. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for lot -by -lot retention. 37. Nuisance water shall be retained on -site. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter(s) shall be designed to infiltrate 5 gpd/1,000 sq. ft (of landscape area) and to accommodate surges of 3 gph/1,000 sq. ft. 38. 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 the adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. UTILITIES 39. Existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt From this requirement. 40. 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 41. 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. 42. 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.) CondTT27519XPC - 37 7 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 A. OFF -SITE STREETS 1) Dune Palms Road (Secondary Arterial): Construct 32 foot half of 64 foot (curb face to curb face) improvement plus 8-foot sidewalk. B. PRIVATE STREETS 1) Entry drive design shall be approved by the City Engineer, and shall conform with the following criteria: A. The entry drive shall have stacking space outside the Dune Palms Road right-of-way for a minimum of three vehicles. B. Drive shall be designed to allow U-turns for rejected vehicles without interference with an open exit gate. 2) Applicant shall construct a 10' wide minimum, gated pedestrian access to the proposed future city park site at the southerly west boundary of the development. 3) Residential - 36 feet wide if double loaded (building lots on both sides), 32 feet if single. 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. 43. 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. 44. 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). 45. 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 California -registered professional engineer(s). 46. Street right of way geometry for culs de sac, knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. CondTT27519XPC - 37 8 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 47. 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. 48. 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 are 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" 49. 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. 50. 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 51. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the CondTT27519XPC - 37 9 Planning Commission Resolution 99- Tentative Tract Map 27519, Revision #1 November 23, 1999 City Engineer. Plans are not approved for construction until signed by the City Engineer. 53. 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. 54. 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. 55. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with grades and turf grass surface which can be mowed with standard tractor -mounted equipment. 56. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 57. The applicant shall construct perimeter walls and required landscaping to enclose the entire perimeter prior to final inspection and occupancy of any homes within the tract unless a phasing plan or construction schedule is approved by the City Engineer and Community Development Director. 58. Landscape berms shall be used throughout the parkway landscaping as required by Section 9.60.240(F) of the Zoning Ordinance. 59. Mature trees shall be installed along Dune Palms Road (e.g., minimum 1.75" to 3" diameter trunk width per tree type). Vandal proof ground mounted lighting shall be used periodically to accent the parkway trees. Shrubs shall be clustered to form distinctive design themes. 60. Front yard landscaping for future houses shall consist of a minimum of two shade trees (15 gallon with 1 " diameter trunk) and 10 five -gallon shrubs. Three additional 15 gallon trees shall be required for corner lot houses. All trees shall be double staked to prevent wind damage. Trees and shrubs shall be watered with emitters or bubblers. The developer is encouraged to use plants that are native to this area and drought tolerant. 61 . Landscape and irrigation improvements shall be installed prior to occupancy of the house. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition. QUALITY ASSURANCE 62. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. CondTT27519XPC - 37 10 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 63. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, surveyors, or other licensed professionals, as appropriate, to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 64. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after required tract improvements are complete and soils have been permanently stabilized. 65. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" 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 66. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless expressly released from said responsibility by the City. FEES AND DEPOSITS 67. 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. 68. The applicant shall comply with the terms and requirements of the Infrastructure Fee program in effect at the time of issuance of building permits. 69. Prior to issuance of a grading permit, the property owner shall pay a fee of $600.00 $100.00 per acre for disturbing the habitat area of the Coachella Valley Fringe -toed Lizard. 70. 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 $1,25O.0O to permit the filing and posting of the Notice of Determination for EA 98-370. 71. Prior to building permit issuance, the developer shall pay school mitigation fees to the Desert Sands Unified School District based on the State imposed fee in effect at that CondTT27519XPC - 37 11 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 time. The school facilities fee shall be established by Resolution (i.e., State of California School Facilities Financing Act). 72. Prior to final map approval by the City Council, the property owner/developer shall meet the Parkland Dedication requirements by payment of in -lieu fees as set forth in Section 13.48 of the La Quinta Municipal Code. FIRE DEPARTMENT 73. 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 a fire hydrant. Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 74. 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 wit 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." 75. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. 76. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 77. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20-feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. 78. Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate. All gates providing access from a road to a driveway shall be located at least 40 feet from the roadway and shall open to allow a vehicle to stop with obstructing traffic on the road. 79. 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. 80. Install Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire CondTT27519XPC - 37 12 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 (CC and R's) for the project. Approval of the CC and R's by the City Attorney is required. 90. The prototype house plans for the project shall be reviewed and approved by the Planning Commission pursuant to Section 9.210.010 (Site Development Permit) of the Zoning Ordinance. 91. Open fencing shall be constructed along Dune Palm Road adjacent to the retention basin pursuant to General Plan Policy 3-4.1.14. In lieu of open fencing, a combination fence consisting of a low-level masonry wall with tubular steel fencing on top may be permitted, submitted to the approval by the Planning Commission. Rear yard walls constructed for Lots 1 and 2 shall be decorative (i.e., masonry block with stucco coating) and include pilasters spaced at 30-foot intervals. 92. The existing mature Eucalyptus trees on the north side of the retention basin and Lots 38 through 42 shall be retained in good condition, and not a danger to health and safety. Prior to final map approval, a landscape maintenance easement shall be established behind Lots 38 through 42 to maintain the existing Eucalyptus trees. The Homeowners' Association shall be required to maintain the trees in the landscape maintenance easement. 93. Prior to the issuance of building permits, golf course screening shall be provided along the south property line to the satisfaction of the Community Development Director. Prior to final inspection of the single family houses on Lots 4-19, a golf course screen shall be constructed pursuant to the requirements of the Community Development Director. Golf course screening shall not be required if the La Quinta Golf (Ranch is closed and/or abandoned by the property owner. A letter from the property owner documenting the closure is required before any houses are occupied. CondTT27519XPC - 37 14 ATTACHMENTS ram' ► 1.N3KWVd3Q-JNINI ATTACHMENT 1 2 u ju.Egli Qt i � rJ Dune Palms Road . jww S"Wo -w-r- 0 e CL "Xw Q a' — ;. >s �. AN to �< i °C 1` • � al = a $ W u I o W Q F- 1 a W < I (pj 0 r# 1 i %Y► j i� %uOw 1 b ji . ••;i ��i 11 i•%� o►i (n w� e�, w wX a = f 4ff o w is War • w 0_� all •d all . 3' • • las �fl10, 1 `- pq / CENTURY HOMES Century Crowell Communities Attachment 2 October 11, 1999 Mr. Greg Trousdell, Associate Planner City of La Quinta 78-495 Calle Tampico La Quinta., CA. 92253 RE: Tract 27519 Dear Greg: I would like to request that a condition of approval on the above referenced tract map be deleted due to a change in circumstances. This would be condition #93 which states, "Prior to the issuance of building permits, golf course screening shall be provided along the south property line to the satisfaction of the Community Development Director." At this time we have entered into an agreement to purchase the La Quinta Golf Ranch property ( 9 acres ) which is adjacent to our referenced tract. We have begun the process of mapping this property and intend to incorporate this land into our development. Thus there will no longer be a golf driving range there and the condition will not be necessary. Thank you for your consideration in this matter. Sincerely, CENTURY CROWELL COMMUN=S MARTY W. BUTLER cc. Gary Weintraub, Vice President of Operations 1535 South "D" Street, Suite 200 • San Bernardino, CA 92408 (909) 381-6007 • FAX (909) 381-0041 PH #A STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 23, 1999 CASE NO.: TENTATIVE TRACT MAP 27519, REVISION #1 APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES REQUEST: RECOMMENDATION FOR APPROVAL TO ELIMINATE CONDITION OF APPROVAL REQUIRING GOLF COURSE SCREENING ALONG THE SOUTH BOUNDARY OF A 70 SINGLE FAMILY LOT SUBDIVISION ON 17.6 ACRES LOCATION: APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE AND WEST OF DUNE PALMS ROAD (45-955 DUNE PALMS ROAD) . ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 27519 WAS APPROVED BY THE CITY COUNCIL ON JANUARY 5, 1999 BY ADOPTION OF RESOLUTIONS 99-06 AND 99-07. RESOLUTION 99-06 CERTIFIED A MITIGATED NEGATIVE DECLARATION FOR THE PROJECT (EA 98-370). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST THAT WOULD TRIGGER A NEW ENVIRONMENTAL ASSESSMENT FOR THIS REQUEST. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING DESIGNATION: RL (LOW DENSITY RESIDENTIAL) STPCTr27519X - 37, R:SOTTM27519-37, CONDTr.27519- 37 Page 1 of 3 SURROUNDING LAND USES: NORTH: EXISTING SINGLE FAMILY HOMES AND COMMON AREA RETENTION BASIN IN THE TOPAZ DEVELOPMENT (TRACT 23935) SOUTH: EXISTING GOLF SCHOOL EAST: RETENTION BASIN FOR TRACT 25363 AND VACANT LOT FOR FUTURE CITY PARK WEST: ACROSS DUNE PALMS ROAD ARE VACANT PROPERTIES IN THE CITY OF INDIO On January 5, 1999, the City Council, on a 5-0 vote, adopted Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70 single family lot subdivision located to the south of the Topaz development (Attachment 1). Condition #93 of Resolution 99-07 requires the developer to work with the owner of the golf school to provide security screening along the south Tract boundary to protect future residents from stray golf balls. Prototype houses for the project were approved by the Planning Commission on April 13, 1999 under Site Development Permit 99-648. The single story houses range in size from 1,500 square feet to more than 2,000 square feet. The vacant, previously disturbed site is located to the south of the Topaz development on the west side of Dune Palms Road. Vacant properties to the east of the site, across Dune Palm Road, are in the City of Indio. The applicant requests elimination of the golf course screening required along the south boundary of the tract because their firm is in the process of acquiring the La Quinta Golf Ranch (45-975 Dune Palms Road), and plan to develop the nine acre site in accordance with the Low Density Residential Zone designation. STPCTr27519X - 37, RESOTTM27519-37, CONDTr.27519- 37 Page 2 of 3 �J' • Public Notice - This revision request was advertised in the Desert Sun newspaper on November 10, 1999. All property owners within 500-feet were mailed a copy of the public hearing notice as required by Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code and Charter. No written correspondence has been received. WIN Findings necessary to approve the request can be made and are contained in the attached Resolution. Adopt Planning Commission Resolution 99-_, recommending to the City Council conditional approval of Tentative Tract Map 27519 (Revision #1), subject to the attached findings and conditions. Attachments: 1. TTM 27519 Exhibit 2. Applicant's Letter dated October 11, 1999 /7' rf sdell, Associate Planner Submitted by: Christine di lorio, PI nning Manager Page 3 of 3 PLANNING COMMISSION RESOLUTION 99-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 27519 (REVISION #1), A REQUEST TO ELIMINATE THE CONDITION OF APPROVAL REQUIRING GOLF COURSE SCREENING ALONG THE SOUTH TRACT BOUNDARY OF A 70-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 17.6 ACRES, LOCATED ON THE WEST SIDE OF DUNE PALMS ROAD APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE CASE NO.: TENTATIVE TRACT MAP 27519, REVISION #1 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 23" day of November, 1999, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities to eliminate the Condition of Approval requiring golf course screening along the south tract boundary of a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive, more particularly described as: Assessor's Parcel Number 604-061-009; Portion of SE 1 /4 of the SW 1 /4 of Section 20, Township 5 South, Range 7 East, San Bernardino Base and Meridian, County of Riverside, California WHEREAS, the City Council for the City of La Quinta, California, did on the 5t' day of January, 1999, on a 5-0 vote, adopt Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive; and WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 241h day of November, 1998, recommend to the City Council certification of Environmental Assessment 98-370 and approval of Tentative Tract Map 27519 by adoption of Resolutions 98-082 and 98-083; 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 27519, Revision #1: AAResopcTr275 I 9X.wpd (3 7) J Finding er 1 - Consistency with General Plan/Zoning Code A. The property is designated Low Density Residential (LDR) allowing residential development of 2-4 units per acre. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2.0) because less than four dwellings per acre are proposed (i.e., Policy 2- 1.1.5). The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. B. The RL District (Low Density Residential) permits single family housing, provided lots are 7,200 square feet or larger. Proposed lots exceed the minimum size allowed pursuant Section 9.30.030 of the Zoning Ordinance. Detached single family houses will be built as allowed. Conditions are recommended to insure compliance with City Code requirements. C. Decorative open perimeter fencing shall be constructed for the development consistent with Policy 3-4.1.14 of the General Plan, including opening view fencing to lessen the effect of the walled community and its relationship with adjacent properties. Finding Number 2 - Compliance with the California Environmental Quality Act A. A Mitigated Negative Declaration of Environmental Impact was certified by the City Council on January 5, 1999, by adoption of Resolution 99.06, concluding that the project will not significantly affect the environment, provided Mitigation Monitoring is completed (EA 98-370). No changed circumstances or conditions exist that would trigger a new environmental assessment for this revision request. Findina Number3 - Site and Landscape Design A. The proposed site design conforms with the design guidelines identified in the General Plan, Zoning Code and Subdivision Ordinance and provides a harmonious transition between other residential properties that abut the site. B. The proposed common landscaping will be privately maintained. The landscape design complements the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. Existing mature landscaping along the north Tract boundary shall be retained and maintained by the HOA. C. The previously developed site is physically suitable for Tentative Tract Map 27519 in that the topographic relief of the project site is relatively flat and soil type is suitable for residential development. A:\ResopcTr27519X.wpd (37) °rx� D. A common retention basin is proposed to contain on -site stormwater. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. E. The proposed private streets provide direct access to each residential lot. New off -site improvements will benefit both existing and future developments in the immediate area. Finding Number 4 - Site Improvements A. New improvements required for this project will be compatible with existing improvements to the north in the Topaz development. No adverse impacts have been identified based on letters of response from affected public agencies. Infrastructure improvements will be extended to serve the project if not readily adjacent to the site. B. A stormwater basin ensures off -site properties are not impacted from seasonal storms. C. The Tract design will not conflict with existing public easements, as the project has been designed around, and in consideration of these easements. D. A Condition of Approval requiring screening along the south side of the Tract will ensure outdoor safety to future residents from stray golf balls. However, if the driving range is replaced with a residential subdivision, this condition will no longer be applicable. 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 to the City Council approval for the reasons set forth in this Resolution, and subject to the attached conditions. AAResopcTr27519X.wpd (37) �`i PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 23rd day of November, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California AAResopcTr27519X.wpd (37) PLANNING COMMISSION RESOLUTION 99-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 27519, REVISION #1 CENTURY-CROWELL COMMUNITIES NOVEMBER 23, 1999 CONDITIONS OF APPROVAL ►_ :: 1. UpontFre' Council , mite -these C,ondition"f-Approval with-the-RWerside'C-van" -Record properties- to-wh . Upon City Council approval, a memorandum noting that the City Conditions of Approval for this development exist and are available for review at City Hall shall be recorded against the property with Riverside County. 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 27519 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. The tentative map shall expire on January 5, 2001, unless an extension of time is applied for, and granted by the City Council. 5. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading .Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District • California 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, the CondTT27519XPC - 37 1 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 6. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, prior to approval of a final map or parcel map or a waiver of parcel map. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of essential improvements located on street, drainage or common lots or within utility and drainage easements. 7. Prior to approval of a final map, parcel map or grading plan, 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. 8. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 9. The applicant shall dedicate 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. 10. Dedications required of this development include: A. Dune Palms Road - 44' half of 88' right-of-way. B. On -site streets - 37' right-of-way. C. Applicant shall dedicate a 10' easement for pedestrian access to and from the proposed City park site located adjacent to the southerly west boundary of the proposed development CondTT27519XPC - 37 2 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 Dedications shall include additional widths as necessary for entry drives, dedicated right and left turn Banes, 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. 11. The applicant shall dedicate utility easements as necessary to provide 10' of width outside of street and sidewalk improvements along both sides of all private streets 12. 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. Dune Palms Road - 10 feet Setbacks shall apply to all frontage including, but not limited to, remainder parcels, well sites and power substation sites. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shall vacate abutter's rights of access to the following property from all frontage except entryways shown on the approved tentative map or as approved by the City Engineer: A. Dune Palms Road B. Proposed City park site. 14. 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. 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. MR_ ►�_• _► ►AMAI 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 CondM7519XPC - 37 3 �/ Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, Il999 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. 17. 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. "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. 18. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as - constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. I'•• u_►FQTA411 20. 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. CondM7519XPC - 37 4 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 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 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, 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. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), 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 homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 23. 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. 24. 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. 25. 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. CondM7519XPC - 37 5 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 26. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading plan. 27. The grading plan shall be prepared by a registered civil engineer and must be approved by the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on 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. 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, 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 building pad certifications, stamped and signed by a California registered 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. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 30. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 31. 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. 32. 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 all individual -lot retention provisions of Chapter 13.24, LQMC. 33. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet and into the historic drainage relief route. ,t3 CondTT27519XPC - 37 6 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the basin plans. The design percolation rate shall not exceed two inches per hour. 36. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for lot -by -lot retention. 37. Nuisance water shall be retained on -site. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter(s) shall be designed to infiltrate 5 gpd/1,000 sq. ft (of landscape area) and to accommodate surges of 3 gph/1,000 sq. ft. 38. 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 the adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. UTILITIES 39. Existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 40. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. 41. 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. 42. 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.) 1,1 CondTT27519XPC - 37 7 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 A. OFF -SITE STREETS 1 i Dune Palms Road (Secondary Arterial): Construct 32 foot half of 64 foot (curb face to curb face) improvement plus 8-foot sidewalk. B. PRIVATE STREETS 1) Entry drive design shall be approved by the City Engineer, and shall conform with the following criteria: A. The entry drive shall have stacking space outside the Dune Palms Road right-of-way for a minimum of three vehicles. B. Drive shall be designed to allow U-turns for rejected vehicles without interference with an open exit gate. 2) Applicant shall construct a 10' wide minimum, gated pedestrian access to the proposed future city park site at the southerly west boundary of the development. 3) Residential - 36 feet wide if double loaded (building lots on both sides), 32 feet if single. 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. 43. 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. 44. 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). 45. 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 California -registered professional engineer(s). 46. Street right of way geometry for culs de sac, knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. CondM7519XPC - 37 8 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 47. 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. 48. 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 are 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" 49. 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. 50. 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. 51. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the CondTT27519XPC - 37 9 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 City Engineer. Plans are not approved for construction until signed by the City Engineer. 53. 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. 54. 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. 55. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with grades and turf grass surface which can be mowed with standard tractor -mounted equipment. 56. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 57. The applicant shall construct perimeter walls and required landscaping to enclose the entire perimeter prior to final inspection and occupancy of any homes within the tract unless a phasing plan or construction schedule is approved by the City Engineer and Community Development Director. 58. Landscape berms shall be used throughout the parkway landscaping as required by Section 9.60.240(F) of the Zoning Ordinance. 59. Mature trees shall be installed along Dune Palms Road (e.g., minimum 1.75" to 3" diameter trunk width per tree type). Vandal proof ground mounted lighting shall be used periodically to accent the parkway trees. Shrubs shall be clustered to form distinctive design themes. 60. Front yard landscaping for future houses shall consist of a minimum of two shade trees (15 gallon with 1 " diameter trunk) and 10 five -gallon shrubs. Three additional 15 gallon trees shall be required for corner lot houses. All trees shall be double staked to prevent wind damage. Trees and shrubs shall be watered with emitters or bubblers. The developer is encouraged to use plants that are native to this area and drought tolerant. 61. Landscape and irrigation improvements shall be installed prior to occupancy of the house. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition. 62. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. CondTT27519XPC - 37 10 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 63. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, surveyors, or other licensed professionals, as appropriate, to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 64. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after required tract improvements are complete and soils have been permanently stabilized. 65. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" 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. 66. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless expressly released from said responsibility by the City. FEE_S_AND DEPOSITS 67. 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. 68. The applicant shall comply with the terms and requirements of the Infrastructure Fee program in effect at the time of issuance of building permits. 69. Prior to issuance of a grading permit, the property owner shall pay a fee of $600.00 $100.00 per acre for disturbing the habitat area of the Coachella Valley Fringe -toed Lizard. 70. Withirr24-hours-after--review blr'ths-aty-Goumi"the--property-ownerfdeveloper shall sabmi mmunity-Development-Department-tw County of-Riverside-in-tfie-amonnt-of--$'7'8:Ei0-and-$-1,50.0 haJfitmgall Notice-of-Determin 8-37$: 71. Prior to building permit issuance, the developer shall pay school mitigation fees to the Desert Sands Unified School District based on the State imposed fee in effect at that CondTT27519XPC - 37 11 } 6 Planning Commission Resolution 99-— Tentative Tract Map 27519, Revision #1 November 23, 1999 time. The school facilities fee shall be established by Resolution (i.e., State of California School Facilities Financing Act). 72. Prior to final map approval by the City Council, the property owner/developer shall meet the Parkland Dedication requirements by payment of in -lieu fees as set forth in Section 13.48 of the La Quinta Municipal Code. 73. 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 a fire hydrant. Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 74. 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 wit 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." 75. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. 76. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 77. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20-feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. 78. Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate. All gates providing access from a road to a driveway shall be located at least 40 feet from the roadway and shall open to allow a vehicle to stop with obstructing traffic on the road. 79. 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. 80. Install Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire `J CondT"T27519XPC - 37 12 Planning Commission Resolution 99- Tentative Tract Map 27519, Revision #1 November 23, 1999 (CC and R's) for the project. Approval of the CC and R's by the City Attorney is required. 90. The prototype house plans for the project shall be reviewed and approved by the Planning Commission pursuant to Section 9.210.010 (Site Development Permit) of the Zoning Ordinance. 91. Open fencing shall be constructed along Dune Palm Road adjacent to the retention basin pursuant to General Plan Policy 3-4.1.14. In lieu of open fencing, a combination fence consisting of a low-level masonry wall with tubular steel fencing on top may be permitted, submitted to the approval by the Planning Commission. Rear yard walls constructed for Lots 1 and 2 shall be decorative (i.e., masonry block with stucco coating) and include pilasters spaced at 30-foot intervals. 92. The existing mature Eucalyptus trees on the north side of the retention basin and Lots 38 through 42 shall be retained in good condition, and not a danger to health and safety. Prior to final map approval, a landscape maintenance easement shall be established behind Lots 38 through 42 to maintain the existing Eucalyptus trees. The Homeowners' Association shall be required to maintain the trees in the landscape maintenance easement. 93. P ' ilding-perm'course-screening shalt bepro-r ed-along t ine to the satisfy Director. Prior to final inspection of the single family houses on Lots 4-19, a golf course screen shall be constructed pursuant to the requirements of the Community Development Director. Golf course screening shall not be required if the La auinta Golf Ranch is closed and/or abandoned by the property owner. A letter from the property owner documenting the closure is required before any houses are occupied. CondTT27519XPC - 37 14 ATTACHMENTS . N3nWVd3CI-JNINI ATTACHMENT 1 biR 9 9130 U '� oil El .{ 1 Dune Palms Road.Eli MAN* as•.a "Saw = r 'a •f o W o +i Sq>® �s =i A F.• e z i" i W O sip � + �: • 0 9 3 0 1-:i 0� cn . all f oft i \ • � 1 !� aft o l i all . 1 olot o� CENTURY HOMES Century Crowell Communities Attachment 2 October 11, 1999 Mr. Greg Trousdell, Associate Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA. 92253 RE: Tract 27519 Dear Greg: I would like to request that a condition of approval on the above referenced tract map be deleted due to a change in circumstances. 'This would be condition #93 which states, "Prior to the issuance of building permits, golf course screening shall be provided along the south property line to the satisfaction of the Community Development Director." At this time we have entered into an agreement to purchase the La Quinta Golf Ranch property ( 9 acres ) which is adjacent to our referenced tract. We have begun the process of mapping this property and intend to incorporate this land into our development. Thus there will no longer be a golf driving range there and the condition will not be necessary. Thank you for your consideration in this matter. Sincerely, CENTURY CROW= CONEVIUNITIES cc. Gary Weintraub, dice President of Operations 1535 South "D" Street, Suite 200 • San Bernardino, CA 92408 (909) 381-6007 • FAX (909) 381-0041 PH #B STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 23, 1999 CASE NO.: REVISED TENTATIVE TRACT MAP 29147 REQUEST: APPROVAL TO INCREASE NUMBER OF SINGLE FAMILY LOTS FROM 133 TO 152, ADD OTHER COMMON LOTS, AND REMOVE A PRIVATE STREET LOT, ON 172.88 ACRES LOCATION: NORTHEAST CORNER OF AVENUE 58 AND MADISON STREET ABUTTING THE EXISTING TOM WEISKOPF GOLF COURSE IN PGA WEST APPLICANT/ PROPERTY OWNER: KSL LAND CORPORATION ENGINEER: M.D.S. CONSULTING ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 29147 IS PART OF SPECIFIC PLANS 90- 017 AND 83-002 (PGA WEST). THIS MAP HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER SECTION 65457(A) OF THE PLANNING AND ZONING LAW BECAUSE ENVIRONMENTAL IMPACT REPORTS (STATE CLEARINGHOUSE NUMBERS 90020727 AND 83062922) WERE PREPARED AND CERTIFIED BY THE CITY COUNCIL IN 1991 AND 1984, RESPECTIVELY. NO CHANGED CIRCUMSTANCES, OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PUBLIC RESOURCES CODE 21166. GENERAL PLAN/ SPECIFIC PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL AND RESIDENTIAL PER SPECIFIC PLANS 90-017 AND 83-002 (PGA WEST) BACKGROUND: The vacant site is located at the northeast corner of Madison Street and Avenue 58, and has been rough graded (Attachment 1). This approved tract is within PGA West (Specific Plans 83-002 and 90-017) (Attachment 2) and was originally approved under City Council Resolution 99-79 on June 15, 1999, with 133 single family lots and other common lots (Attachment 3). Specific Plan 83-002 consists of approximately 1,800 residences (5,000 houses are allowed) and multiple championship golf courses. Specific Plan 90-017 consists of 880 units on 200 acres south of the PGA West abutting portions of the Tom Weiskopf Signature Golf Course. Each of the planned communities share private streets and common open spaces. To the north and partially to the west of the proposed tract is the Rielly Homes development of 200 single family houses, currently under construction. Golf course fairways make up approximately 59 percent of the site area. Tract access as originally approved is to Madison Street and to Avenue 58, while private street lots connect to future streets in Tract 28838 to the north. A lot at the southeast corner of -the site, will provide for future residential development (3.25 acres), a well site, and a sewer lift station. Project Request The applicant requests a revision to the approved Tentative Tract 29147 (Attachments 4 & 5) to increase the number of single family residential lots from 133 to 152. The proposed increase in single family lots will change the width of lots from the approved 85-feet to 100- feet in Phase I and to 60-feet in Phase II. The originally approved average lot size was 14,536 square feet, but will change in Phase I to 17,513 square feet, and to 10,140.square feet in Phase II. All residential lots will front onto private streets and generally back up to golf course fairways, as originally approved. Common open space amenity lots (well sites, private streets, open space/landscape) will be increased throughout the project and relabelled as Lots "T" through "LL" in Phase I, and Lots "MM" through "WW" in Phase II. The proposed additional lettered lots will consist of small landscape lots and well site lots. An approved cul de sac street lot (originally Lot "H") near the entrance to Avenue 58 has been removed, in order to increase the size of proposed Lots 54 through 58. In addition, a phasing plan is proposed for development of the project, consisting of two phases (Phase I = 100-ft. wide lots; Phase II = 60-ft. wide lots) plus a combined phase. Public Notice - This map revision application was advertised in the Desert Sun newspaper on November 12, 1999, and mailed to all property owners within 500-feet of the site. No written correspondence has been received. Any comments received will be distributed at the meeting. Public Agency Review - On November 3, 1999, the applicant's request was sent to affected public agencies for comment. All pertinent comments received have been t.n incorporated into the Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve the request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99- , recommending to the City Council approval of Revised Tentative Tract Map 29147, subject to the attached Findings and Conditions of Approval. Attachments: 1. Site Location 2. PGA West Map 3. TT-M 29147 - Approved (Reduced) 4. Revised TTM 29147 - (Reduced) 5. Large Exhibits - Commission Only Prepared by: PAperptTTM29147REvised 11-23-99.wpd Submitted by: C� Christine di lorio, Plan ing Manager �1� PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL TO INCREASE NUMBER OF SINGLE FAMILY LOTS FROM 133 TO 152, ADD OTHER COMMON LOTS, AND REMOVE A PRIVATE STREET LOT, ON 172.88 ACRES LOCATED AT THE NORTHEAST CORNER OF MADISON STREET AND AVENUE 58 CASE NO.: REVISED TENTATIVE TRACT MAP 29147 APPLICANT: KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 231 day of November, 1999, hold a duly noticed Public Hearing for KSL LAND CORPORATION for development of 152 single family residential lots, a future development lot and other common lot subdivision on 172.88 acres in Specific Plans 83-002 and 90-017, generally located at the northeast corner of Madison Street and Avenue 58, more particularly described as: Parcels 4 and 5 of Lot Line Adjustments 95-208 and 98-286; SW 1/4 of Section 22, T6S, R7E, SBBM (APN: 761-140-015, 761-170-036 thru -039) WHEREAS, said Revised Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The La Quinta Community Development Department has determined that Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457(a). Environmental Impact Reports (State Clearinghouse Numbers 83062922 and 90020727) for the Specific Plans were certified by the City Council in 1984 and 1991, respectively. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Revised Tentative Tract Map 29147: Finding IVumber l - Consistency with General Plan: A. The property is designed Low Density Residential (LDR). The Land Use Element of the General Plan allows residential land uses. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2 ) because residential lots are proposed and the density is less than allowed. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element in that the perimeter streets will be improved as required. Finding Number 2 - Consistency with Specific Plans 83-002 (Amendment #3) and 90-017 and City Zoning Ordinance: A. The proposed single family lots exceed the minimum size requirement of 6,500 square feet. Specific Plan 83-002 allows 5,000 houses and SP 90-017 allows 880 houses oriented around golf courses and other resort commercial land uses. The proposed 152 residential lots are consistent with and wiH not negatively impact the overall growth and development of PGA West. B. The proposed single family lots are consistent with the City's Zoning Code in that development standards and criteria contained in the PGA West Specific Plans supplement and/or replace those in the City's Zoning Code. Detached (or attached) single family houses will be built as required. Conditions are recommended ensuring compliance with both the PGA West Specific Plans and Zoning Code. Findina Number 3 - Compliance with the California Environmental Quality Act: A. Revised Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017. The project is exempt from the California Environmental Quality Act per Public Resources Code Section 65457(a). Environmental Impact Reports (State Clearinghouse Numbers 83062922 and 9002.0727) were certified by the City Council in 1984 and 1991 for each specific plan, respectively. No changed circumstances, or conditions, exist which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code 21166. Findina Number 4 - Site and Landscape Design: A. The proposed site design conforms with the design guidelines identified in SP 83- 002 and 90-017 and provides a harmonious transition between other approved residential lots in PGA West. B. The proposed common landscaping will be privately maintained. The landscape areas complement the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. C. The site is relatively flat which makes it physically suitable for the proposed land division. Findina Number 5 - Site Improvements: A. Stormwater runoff will be diverted to the existing golf courses to ensure on- and off - site properties are not impacted from seasonal storms. Well sites and tract grading will be designed to direct and dispose of all blow -off water on site. B. The proposed private streets serve all proposed lots and connects to other existing streets in the PGA West development. Internal access is provided as required ensuring public safety vehicles proper access to this residential area. f C. Infrastructure improvements such as gas, electric, sewer, and water will be extended to service the site in underground facilities as planned under the Specific Plan. No adverse impacts have been identified based on letters of response from affected public agencies. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with those mitigation measures required for Specific Plans 83-002 and 90-017, as amended; 3. That it does hereby confirm the conclusion that the Environmental Impact Reports for the Specific Plans 83-002 and 90-017, as amended, assessed the environmental concerns of this revised tentative tract map; and, 4. That it does recommend approval to the City Council of Revised Tentative Tract Map 29147 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 the 231 day of November, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JE-RR Y HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED REVISED TENTATOVE TRACT MAP 29147 KSL LAND CORPORATION NOVEMBER 23, 1999 This approval shall expire and become null and void on December 7, 2001, unless an extension of time is granted accordirig to the requirements of Section 13.12.150 of the Subdivision Ordinance. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quint:a (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. The tentative map and all final maps pursuant thereto shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (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 CONDccM429147 - 34 Page 1 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 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. PROPERTIt' RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. Right of way dedications required of this development include: A. Madison Street - 55-foot half of 110-foot right of way. B. Avenue 58 - 55-foot half of 110-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 plane. If the! City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant interim easements to those areas within 60 days of written request by the City. 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): CONDcCTTI%129147 - 34 Page 2 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 A. Madison Street - 20 feet B. Avenue 58 - 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. 1 1. 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 those 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. 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. 15. 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. l ane"Y AINWHEWILAW 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. CONDccTTM29147 - 34 Page 3 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 16. 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 8t 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, equestrian paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans; for improvements not listed above shall be in formats approved by the City Engineer. 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 from the City. 18. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 19. Depending on the timing of development of the lots or 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 others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City prior to approval of any final map pursuant to this tentative map, the applicant shalll, at the time of approval of the final map, reimburse the City for the cost of those improvements. CONDccTTM29147 - 34 Page 4 of 13 Planning Commission Resolution 99- Revised Tentative: Tract Map 29147- Recommended November 23, 1999 20. 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. 21. 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 confiirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 22. 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 homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 23. 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. 24. 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. CONDccTTM29147 - 34 Page 5 of 13 tt.J Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 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 floors and exterior fill (at the foundation) are above the level of the project (100- year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). 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 tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 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. CONDccTTM29147 - 34 Page 6 of 13 �J Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 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. 32. Stormwater water and nuisance water handling shall conform with the approved hydrology and drainage plans for Specific Plans 83-002 and 90-017. 33. 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. 34. 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. 35. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. 36. 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. 37. 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) Madison Street (Primary Arterial) - Construct the east half of a 76-foot street (between curb faces including an 18-foot raised landscape median), equestrian trail, and six-foot meandering sidewalk. fIj CONDccTTMM29147 - 34 Page 7 of 13 Planning Commission Resolution 99- Revised Tentative: Tract Map 29147- Recommended November 23, 1999 2) Avenue 58 (Primary Arterial) - Construct the north half of a 76-foot street (between curb faces including an 18-foot raised landscape median) and a six-foot meandering sidewalk. 3) Traffic Signals - 100% of the cost to design and install traffic signals at the secondary residential access drives on Madison Street and Avenue 58. If the applicant's side of the arterial streets is improved prior to the opposite side, the applicant's construction shall include a 16-foot lane on the opposite side of the median. B. PRIVATE STREETS AND CULS DE SAC 1) Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 38. General access points and turning movements of traffic are limited to the following: A. Secondary Residential Access on Madison Street approximately 1,490 feet north of the centerline of Avenue 58 - full turning movements (with traffic signal). B. Secondary Residential Access on Avenue 58 approximately 1,490 feet east of the centerline of Madison Street - full turning movements (with traffic signal). 39. Improvements shall include appurtenances such as traffic control signs, markings and other devices. Mid -block street lighting is not required. 40. 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). 41. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by H CONDecYn1429147 - 34 Page 8 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 42. 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. 43. 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. 44. 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" 45. 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. 46. 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 pavernent prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 47. The applicant shall provide landscaping in required setbacks, retention basins and common lots. CONDccTTM29147 - 34 Page 9 of 13 i1 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 48. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect and comply with Chapter 8.13 of the Municipal Code. The applicant shall submit off -site landscaping 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. 49. 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. 50. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be constructed prior to final inspection and occupancy of any homes within the tract unless a phasing plan, or construction schedule, is approved by the City Engineer. 51. The landscape improvements for Madison Street shall be designed to comply with Policy 3-4.1.6 of the General Plan (i.e., Agrarian Image Corridor). 52. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 53. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the Zoning Ordinance. 54. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City. 55. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 56. 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. CONDccTTIV[29147 - 34 Page 10 of 13 1 lv Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 57. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after tributary -area improvements are complete and soils have been permanently stabilized. 58. 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. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program, but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. 61. 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. 62. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor 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. 63. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other CONDccTTN[29147 - 34 Page 11 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. FIRE DEPARTMENT 64. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall tie located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 65. Applicant/developer will provide written certification for the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. 66. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the registered Civil Engineer and the local water company with the following certification: "i certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 67. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. 68. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 69. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, series KS- 2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 70. Gate entrance openings shall be not 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. CONDccTTM29147 - 34 Page 12 of 13 1t Planning Commission Resolution 99- Revised Tenrative Tract Map 29147- Recommended November 23, 1999 71. 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. 72. 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. 73. Plan check fees required by the Riverside Country Fire Department shall be paid when plans are submitted for review and approval. 74. Prior to final map approval, parkland mitigation fees for houses within SP 90-017 shall be paid to the Community Development Department. MISCELLANEOUS 75. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 76. Applicable conditions of Specific Plans 83-002 (Amendment #3) and 90-017 as amended shall be met prior to building permit issuance. 77. The layout and design of the permanent tract access gates shall be approved by the Community Development Department after review and approval by the Fire Department. 78. The project's Homeowners' Association (HOA) will be organized to administer and maintain common open space, perimeter landscaping, private roads, security, and architectural consistency pursuant Section 12.0 (Phasing and Implementation) of SP 90-017 and as required by SP 83-002. 79. Prior to building permit issuance, housing plans for the tract shall be reviewed and approved by the Planning Commission. 80. The applicant shall construct an equestrian trail along the Madison Street frontage. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the equestrian trail from the pedestrian sidewalk and perimeter wall in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. The equestrian facilities shall match the improvements being installed for Tract 28838 and be completed prior to issuance of Certificate of Occupancy for the first residence. Bonding for the equestrian facilities shall be posted prior to final map approval. CONDccTTM29147 - 34 Page 13 of 13 ,I�j ATTACHMENT 1 52nd 1 AVENUE y 53rd AVENUE 0 z 54th AVENUE TRACT NO. 29147 z AIRPORT BLVD. \mv=14 58th AVENUE V1CN�'fY MAP NOT TO SCALE f AlWY !' ►T W A W O :r+ NO REVISED TENTATIVE TRACT NO. 29147 ATTACHMENT #4 AL PROPOSED PAD ELEVATIONS d LOT ARE" tt�fT A� L4� L� AIJMIIIlIRY EMU A low ROSWI 110a -' a 1 TAIAI w - N411 Ian ON aV amm I - tm IU TNum 134 - AAI WK7 Fuftw WILL S ITS I - 10R 1N ismol I5N - to ISO N - M A THOM K - 711 AMM 01d - V01 10a - 1T T tWfli LL - 4N0 MW '10D4 - IINA AGES 10-117AN8 N�a°No-7aa°E°i®nDm°f 1� 0aea n wo Ka'aDm N®1 iq 1a7 As a41INsoN sa au7K IAN y�7�A7� Na M 1!. q. Y � 6 U OJIW 5 M�Of sm NYT6q NaE a GY30rN ASSESSOR'S PARCEL tiJI5eER3 7N1-14"IL INr 76I-170401 MOM OR AQWAM LOT COS IAA mm ION, i TIIKNN HE - R010910K 103 Naa - oaaNA NNLLr Ina mum = - 3060" Nl 0"com aN mUrlT TIOIOE - w"1NIM= OAO m" - UPM amNINN Dow lerA I1 - O[ NNIOI Us ORELUM ® ms u NIN04 a aw �� y ,si. ws A T p g TRACT 110. 291Q 9 s wnNN VK*M IMP NOT TO sm LEA WNW Im An mm moan 5®® mnaso DNTYBE R00 r NAT NN0 r mom 0" wan 1N7m --r- N ors �— NW C3 DOW KTr N wf law 50NMPI 1 is la 0 bA a w S 1-M WIND NOANBN 2. 1NN E1BF01 Ilmmom 11. Im N Si1vTt 001k SQ %II1 / iR It 1s P.O� �P•!.O s• 4c .00 ) ti e - Ra 0' CONCRETE INSOM Clf. Nia Y n0- � IPS' 145' Ie ro FlTVA7U QT1T6M N.ta alma Ow vm mA® IWAWN 10 - 21A1 Ian - NOA NOUP - IOIs I IWAL N1 IA - mb 153 mum Is - Nm mom - t01.A ACK9 - � mm Lai 1am - I, IW "nM 1N) AIM - N 1a011N1 N om mom - 4.0 NNE - Lam IA TINNINN 5 - 11A � TMIOI IOI - ]A $= - 10a T INUMN A - 5AD MW - um Ian - tAJN A7r6 - zwl Sa6m -tgml G - I Or PREPARED FOR: ® LAND CORPORATION M-920 PGA B-1—rd Pw) B5, Is Q.wt., CA 92253 PAX MO) 5& PREPARED BY: � �; � MOSS°w eowewA STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 23, 1999 CASE NO.: REVISED TENTATIVE TRACT MAP 29147 REQUEST: APPROVAL TO INCREASE NUMBER OF SINGLE FAMILY LOTS FROM 133 TO 152, ADD OTHER COMMON LOTS, AND REMOVE A PRIVATE STREET LOT, ON 172.88 ACRES LOCATION: NORTHEAST CORNER OF AVENUE 58 AND MADISON STREET ABUTTING THE EXISTING TOM WEISKOPF GOLF COURSE IN PGA WEST APPLICANT/ PROPERTY OWNER: KSL LAND CORPORATION ENGINEER: M.D.S. CONSULTING ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 29147 IS PART OF SPECIFIC PLANS 90- 017 AND 83-002 (PGA WEST). THIS MAP HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER SECTION 65457(A) OF THE PLANNING AND ZONING LAW BECAUSE ENVIRONMENTAL IMPACT REPORTS (STATE CLEARINGHOUSE NUMBERS 90020727 AND 83062922) WERE PREPARED AND CERTIFIED BY THE CITY COUNCIL IN 1991 AND 1984, RESPECTIVELY. NO CHANGED CIRCUMSTANCES, OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PUBLIC RESOURCES CODE 21166. GENERAL PLAN/ SPECIFIC PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL AND RESIDENTIAL PER SPECIFIC PLANS 90-017 AND 83-002 (PGA WEST) BACKGROUND: The vacant site is located at the northeast corner of Madison Street and Avenue 58, and has been rough graded (Attachment 1). This approved tract is within PGA West (Specific Plans 83-002 and 90-017) (Attachment 2) and was originally approved under City Council Resolution 99-79 on June 15, 1999, with 133 single family lots and other common lots (Attachment 3). Specific Plan 83-002 consists of approximately 1,800 residences (5,000 houses are allowed) and multiple championship golf courses. Specific Plan 90-017 consists of 880 units on 200 acres south of the PGA West abutting portions of the Tom Weiskopf Signature Golf Course. Each of the planned communities share private streets and common open spaces. To the north and partially to the west of the proposed tract is the Rielly Homes development of 200 single family houses, currently under construction. Golf course fairways make up approximately 59 percent of the site area. Tract access as originally approved is to Madison Street and to Avenue 58, while private street lots connect to future streets in Tract 28838 to the north. A lot at the southeast corner of the site, will provide for future residential development (3.25 acres), a well site, and a sewer lift station. Project Request The applicant requests a revision to the approved Tentative Tract 29147 (Attachments 4 & 5) to increase the number of single family residential lots from 133 to 152. The proposed increase in single family lots will change the width of lots from the approved 85-feet to 100- feet in Phase I and to 60-feet in Phase II. The originally approved average lot size was 14,536 square feet, but will change in Phase I to 17,513 square feet, and to 10,140 square feet in Phase II. All residential lots will front onto private streets and generally back up to golf course fairways, as originally approved. Common open space amenity lots (well sites, private streets, open space/landscape) will be increased throughout the project and relabelled as Lots "T" through "LL" in Phase I, and Lots "MM" through "WW" in Phase II. The proposed additional lettered lots will consist of small landscape lots and well site lots. An approved cul de sac street lot (originally Lot "H") near the entrance to Avenue 58 has been removed, in order to increase the size of proposed Lots 54 through 58. In addition, a phasing plan is proposed for development of the project, consisting of two phases (Phase I = 100-ft. wide lots; Phase II = 60-ft. wide lots) plus a combined phase. Public Notice - This map revision application was advertised in the Desert Sun newspaper on November 12, 1999, and mailed to all property owners within 500-feet of the site. No written correspondence has been received. Any comments received will be distributed at the meeting. Public Agency Review - On November 3, 1999, the applicant's request was sent to affected public agencies for comment. All pertinent comments received have been incorporated into the Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve the request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99- , recommending to the City Council approval of Revised Tentative Tract Map 29147, subject to the attached Findings and Conditions of Approval. Attachments: 1. Site Location 2. PGA West Map 3. TTM 29147 - Approved (Reduced) 4. Revised TTM 29147 - (Reduced) 5. Large Exhibits - Commission Only Prepared by: Leslie Mouriquand, Associate Planner PAperptTTN129147REvised 11-23-99.wpd Submitted by: ,,. 4-6 . Christine di lorio, Plan _Ing Manager PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL TO INCREASE NUMBER OF SINGLE FAMILY LOTS FROM 133 TO 152, ADD OTHER COMMON LOTS, AND REMOVE A PRIVATE STREET LOT, ON 172.88 ACRES LOCATED AT 'THE NORTHEAST CORNER OF MADISON STREET AND AVENUE 58 CASE NO.: REVISED TENTATIVE TRACT MAP 29147 APPLICANT: KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23d day of November, 1999, hold a duly noticed Public Hearing for KSL LAND CORPORATION for development of 152 single family residential lots, a future development lot and other common lot subdivision on 172.88 acres in Specific Plans 83-002 and 90-017, generally located at the northeast corner of Madison Street and Avenue 58, more particularly described as: Parcels 4 and 5 of Lot Line Adjustments 95-208 and 98-286; SW 1/4 of Section 22, T6S, R7E, SBBM (APN: 761-140-015, 761-170-036 thru -039) WHEREAS, said Revised Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The La Quinta Community Development Department has determined that Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457(a). Environmental Impact Reports (State Clearinghouse Numbers 83062922 and 90020727) for the Specific Plans were certified by the City Council in 1984 and 1991, respectively. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Revised Tentative Tract Map 29147: Finding Number 1 - Consistency with General Plan: A. The property is designed Low Density Residential (LDR). The Land Use Element of the General Plan allows residential land uses. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because residential lots are proposed and the density is less than allowed. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element in that the perimeter streets will be improved as required. Finding Number 2 - Consistency with Specific Plans 83-002 (Amendment #3) and 90-017 and City Zoning Ordinance: A. The proposed single family lots exceed the minimum size requirement of 6,500 square feet. Specific Plan 83-002 allows 5,000 houses and SP 90-017 allows 880 houses oriented around golf courses and other resort commercial land uses. The proposed 152 residential lots are consistent with and will not negatively impact the overall growth and development of PGA West. B. The proposed single family lots are consistent with the City's Zoning Code in that development standards and criteria contained in the PGA West Specific Plans supplement and/or replace those in the City's Zoning Code. Detached (or attached) single family houses will be built as required. Conditions are recommended ensuring compliance with both the PGA West Specific Plans and Zoning Code. Finding Number 3 - Compliance with the California Environmental Quality Act: A. Revised Tentative Tract Map 29147 is within Specific Plans 83-002 and 90-017. The project is exempt from the California Environmental Quality Act per Public Resources Code Section 65457(a). Environmental Impact Reports (State Clearinghouse Numbers 83062922 and 90020727) were certified by the City Council in 1984 and 1991 for each specific plan, respectively. No changed circumstances, or conditions, exist which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code 21166. Findina Number 4 - Site and Landscape Design: A. The proposed site design conforms with the design guidelines identified in SP 83- 002 and 90-017 and provides a harmonious transition between other approved residential lots in PGA West. B. The proposed common landscaping will be privately maintained. The landscape areas complement the surrounding residential areas in that it enhances the aesthetic and visual quality of the area. C. The site is relatively flat which makes it physically suitable for the proposed land division. Finding Number 5 - Site Improvements: A. Stormwater runoff will be diverted to the existing golf courses to ensure on- and off - site properties are not impacted from seasonal storms. Well sites and tract grading will be designed to direct and dispose of all blow -off water on site. B. The proposed private streets serve all proposed lots and connects to other existing streets in the PGA West development. Internal access is provided as required ensuring public safety vehicles proper access to this residential area. C. Infrastructure improvements such as gas, electric, sewer, and water will be extended to service the site in underground facilities as planned under the Specific Plain. No adverse impacts have been identified based on letters of response from affected public agencies. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with those mitigation measures required for Specific Plans 83-002 and 90-017, as amended; 3. That it does hereby confirm the conclusion that the Environmental Impact Reports for the Specific Plans 83-002 and 90-017, as amended, assessed the environmental concerns of this revised tentative tract map; and, 4. That it does recommend approval to the City Council of Revised Tentative Tract Map 29147 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 the 231 day of November, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED REVISED TENTATIVE TRACT MAP 29147 KSL LAND CORPORATION NOVEMBER 23, 1999 GENERAL 1 . This approval shall expire and become null and void on December 7, 2001, unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. 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. The tentative map and all final maps pursuant thereto 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: • IFire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (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 CONDccTTM29147 - 34 Page 1 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 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. Madison Street - 55-foot half of 1 10-foot right of way. B. ,Avenue 58 - 55-foot half of 110-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. 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): CONDccTTM29147 - 34 Page 2 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 A. Madison Street - 20 feet B. Avenue 58 - 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 those 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. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 15. 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. IMPROVEPJIENT 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. CONDecTTM29147 - 34 Page 3 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 16. 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, equestrian paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 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 from the City. 18. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEAENT AGREEMENT 19. Depending on the timing of development of the lots or 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 others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City prior to approval of any final map pursuant to this tentative map, the applicant shall, at the time of approval of the final map, reimburse the City for the cost of those improvements. CONDccTTMf29147 - 34 Page 4 of 13 Planning Cornnissum Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 20. 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. 21. 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. 22. 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 homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 23. 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. 24. The applicant's obligations for portions of the required improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. GRADING CONDccTTM29147 - 34 Page 5 of 13 Planning Commiss,on Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 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 floors and exterior fill (at the foundation) are above the level of the project (100- year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). 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 tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 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. CONDceTTM[29147 - 34 Page 6 of 13 Planning Commission Resolution 99- Revised Tentative 'Tract Map 29147- Recommended November 23, 1999 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 32. Stormwater water and nuisance water handling shall conform with the approved hydrology and drainage plans for Specific Plans 83-002 and 90-017. UTILITIES 33. 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. 34. 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. 35. 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 36. 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. 37. 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) Madison Street (Primary Arterial) - Construct the east half of a 76-foot street (between curb faces including an 18-foot raised landscape median), equestrian trail, and six-foot meandering sidewalk. CONDecTTN129147 - 34 Page 7 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 2:) Avenue 58 (Primary Arterial) - Construct the north half of a 76-foot street (between curb faces including an 18-foot raised landscape median) and a six-foot meandering sidewalk. 3) Traffic Signals - 100% of the cost to design and install traffic signals at the secondary residential access drives on Madison Street and Avenue 58. If the applicant's side of the arterial streets is improved prior to the opposite side, the applicant's construction shall include a 16-foot lane on the opposite side of the median. B. PRIVATE STREETS AND CULS DE SAC I) Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 38. General access points and turning movements of traffic are limited to the following: A. Secondary Residential Access on Madison Street approximately 1,490 feet north of the centerline of Avenue 58 - full turning movements (with traffic signal). B. Secondary Residential Access on Avenue 58 approximately 1,490 feet east of the centerline of Madison Street - full turning movements (with traffic signal). 39. Improvements shall include appurtenances such as traffic control signs, markings and other devices. Mid -block street lighting is not required. 40. 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). 41. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by CONDccTTNI29147 - 34 Page 8 of 13 Planning Corlmiss�on Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 the City Engineer. Improvement plans for streets, access gates and parking areas shall tie stamped and signed by qualified engineers. 42. 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. 43. 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. 44. 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" 45. 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. 46. 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 paverent prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. LANDSCAPING/PERIMETER WALLS 47. The applicant shall provide landscaping in required setbacks, retention basins and common lots. CONDccTTM29147 - 34 Page 9 of 13 Planning Commiss,on Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 48. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect and comply with Chapter 8.13 of the Municipal Code. The applicant shall submit off -site landscaping 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. 49. 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. 50. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be constructed prior to final inspection and occupancy of any homes within the tract unless a phasing plan, or construction schedule, is approved by the City Engineer. 51. The landscape improvements for Madison Street shall be designed to comply with Policy 3-4.1.6 of the General Plan (i.e., Agrarian Image Corridor). 52. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 53. The developer and subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the Zoning Ordinance. PUBLIC SERVICE 54. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City. QUALITY ASSURANCE 55. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 56. 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. CONDecTTY129147 - 34 Page 10 of 13 Planning Commiss.on Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 57. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after tributary -area improvements are complete and soils have been permanently stabilized. 58. 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. allALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program, but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. 61. The applicant shall employ, or retain, California registered civil engineers, geote:chnical 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. 62. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor 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. MAINTEN4NCE 63. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other CONDccTTM29147 - 34 Page 11 of 13 Planning Commisw,on Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. FIRE DEPARTMENT 64. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1,000 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 65. Applicant/developer will provide written certification for the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. 66. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the registered Civil Engineer and the local water company with the following certification: "/ certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 67. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. 68. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 69. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, series KS- 2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 70. Gate entrance openings shall be not 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. CONDccTTM29147 - 34 Page 12 of 13 Planning Commission Resolution 99- Revised Tentative Tract Map 29147- Recommended November 23, 1999 FEES AND DEPOSITS 71. 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. 72. 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. 73. Plan check fees required by the Riverside Country Fire Department shall be paid when plans are submitted for review and approval. 74. Prior to final map approval, parkland mitigation fees for houses within SP 90-017 shall be paid to the Community Development Department. MISCELLANEOUS 75. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 76. Applicable conditions of Specific Plans 83-002 (Amendment #3) and 90-017 as amended shall be met prior to building permit issuance. 77. The layout and design of the permanent tract access gates shall be approved by the Community Development Department after review and approval by the Fire Department. 78. The project's Homeowners' Association (HOA) will be organized to administer and maintain common open space, perimeter landscaping, private roads, security, and architectural consistency pursuant Section 12.0 (Phasing and Implementation) of SP 90-017 and as required by SP 83-002. 79. Prior to building permit issuance, housing plans for the tract shall be reviewed and approved by the Planning Commission. 80. The applicant shall construct an equestrian trail along the Madison Street frontage. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the equestrian trail from the pedestrian sidewalk and iperimeter wall in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. The equestrian facilities shall match the improvements being installed for Tract 28838 and be completed prior to issuance of Certificate of Occupancy for the first residence. Bonding for the equestrian facilities shall be Posted prior to final map approval. CONDccTTM29147 - 34 Page 13 of 13 ATTACHMENT 1 52nd 1 AVENUE 53rd AVENUE y O Z 54th AVENUE TRACT NO. 29147 v z z AIRPORT BLVD.fn a 4' f: �S� Sh, lu 58th AVENUE �ffYY MAP NOT TO SCALE f 0 3 a REVISED TENTATIVE TRACT NO. 29147 ? T t y 1 SIX PROPOSEM PAD ElEVAT10N8 A LOT AREAS LOT AND LAND USE SUAA1MR EEa Qm��ci ME,"wm Kac,l���� 757E�Ficl�•.7�sZ�1LT"7 o� p� nowlill" 11I: 71111:1 1p )wpm stl� :T:7zm 0 p ow=11E7 i�lt`1®9m©m�ETu'1 Em11KER t� . i[kS7E:1t:ihlEiF7lfiIlL5J.1t?::J @:.filt.J01'E4 liff�on, iff.J tlls:::'lif.4.7 i67m QFZAI ® mw(Em l•L:J®��3:7 0 0 ECIIt.S�t�lilllCF*��4:7 EE£T�lt1s!::�E0om1sESt7t�FI1 ScF t[&''Rrl�?�1•t7lFF)if[lt!R7t3f[.E7 iDO"llffm7L�fi31t::.:lE[F''7 Wkw-12tJS:m-111M:Jlly Ll 31<71:!■ it 0 ,.. iff._'ii31t:=7.lt.si1�:.:7mt'7Q'7 iD0i7E=��LiIII<t��!.1Ef17 f'1mc-:; 997 t-ir37i7s` 9�.:f7�Z1�t'.�7�a®9Fik.� i1�:7ifI7s:'�1iCA 1 © f[:�i7L"�`1tiM.3�iF71t'.3�1SU"eil f7 p QNL�:7i.7S::5�Ei�,�/<��C�1TQ1'itl EFII7<J�EiEJ<l3�i3<1t]C:}l 9© 9F-GJ<31t::JtT; r1SF.l ow--mm. �kf W31lt7t:•cl7t*::�e7Qf7s'`*fit 30 !_155-£• © 1TNP:7!'•1L''!716T7HilJS!�_f•�tlr:3� 9Qm90999L®©EC 7 !7 ® QLT']Ei1 f E'7�t? l �t!S !7 EC::�<�1Q'(Cl�7�Nlt.[Sil QRL7t:7�t_uI�3��bf•ETiI7 mill!)NIB N 1LW1 _7�.7LT1t =1 Sya iT>•IIF1fEAIRIL 1s"E�fES."':lfE'{>t'=<�t7lil fLJ�I<J�._..1<:11=1iLJ�..1t[1t7 EFS'lt�l�:JQ:I�t[L7 E:lE3: SC£'.{.)ff7s_ 71t['Y7<F�1t:__'Tlflil'! ATTACHMENT #4 TRACT NO. 29147- I� � A6voe F" pI NOT M WALL I10SI119 CGBGAE �..� DESIGNS! CNIIN ORANGE FM M NBA P® I W YExIIG. GAAE --�— SQ01MB SEAETI �— TOIb OWp �— NAIm p CA1T01 sl91 MINA TTEI — TW sOISEAAi REVISM MUMM M 11R laY I,M`9EfIII. INS Tr _ �A91! 4 GONCITEn INEOM G" Mid y w¢_ a TyFWAL Cgoaft OEC7 m PWATE OTTAMM MTd A Woo OESBRl,111 IBIS -IBIS 171110M I OC - 14.11 AGES - IBIS I53 TNIGNN 136 - WAI ACRES "Bl SAES - m 157 TNRGmbI IN - I.15 ACRES I�7 P 91REElS� l - IB79 A TIROIION N - 721 AGES OPF11 51MCEJWlO]GPF IBIS - IBIS T 1000R1 LL 4B7 ACES l RICE) - ICS 11 1NAGN1 10 - 21.61 ACRES - = � 1335 - 0A A - - IBI IAS - CAI ACRES - - L01 I., - M01 ACES - LOIS l 1 l,RKX I - ASY ACRES - - 1C] W 11RGW1 IG - ]31 ACES iBIM - "Am MESS - 5300 IC65 IAAIEST RBI - 21BO1 S' - isdll SF Lor AVEAYE IBI - '7A'.11M Sf - 10.IA0 IE �EOAL DESCRFrn N RN: A SI.eR.ISR+ C vAAOEs ♦ MR 5 a RBI IAE ACIABIAur RIL00[0 NN 1E INS AS M. AM 435M MR WADI 1EW. 1117 0 INSIREEIA NM O]eE$ AXII PAACFIS A MN S W lOT VIF AOk151101, ME 0E-]BB, ROGEEII 'WW6�C�sfNA a CRY OF U aaI OWNIY OF ASS MO" PATif' L NLA119URR 761-140-01E AND 761-170N0 TIRENN m1 ACW.A .� LOT COtAPi 171BS ACES IBIS I ymmm 152 - PESIDUM IBIS "BEN NOW COACI@11A WILM "B m I sum - COICRLIA T06EAY "TEROS91B1 CAS - SGJ9E701 CNi01s06 B0 EOYRINi 1ETEAQIE - puull 66W II E1EOIWGIY - AR734 EEIONNION G81RCf 11]tY190M - 1M wAMm T,�I 605 CGRWIM Y�I nmNo" 52 f " OTWB�A a 1�F1 atom AmxA, 19 TAUM 155 - 10177 ACES ,NABERI 180 - 2.415 AaEB n ACES 73 1,.75 ACES imlNxRKR, pl - e.m AGES 172A1 ACRES 9,m,1 Y PREPARED FOR: mLAND CORPORATION 55-92u PGA &•ul'^v.+F.l 176CI 56 Iv uu,ula. CA 9r^53 FAR I-N01 51t. PREPARED BY: BB COMBCI MDS" BI #A PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 23, 1999 CASE NO.: SITE DEVELOPMENT PERMIT 98-632, AMENDMENT #1 APPLICANT AND PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES REQUEST: APPROVAL OF MINOR ARCHITECTURAL AND FLOOR PLAN CHANGES FOR PROTOTYPE RESIDENTIAL PLANS LOCATION: TO BE CONSTRUCTED IN TRACT 23773 IN STARLIGHT DUNES, NORTH OF FRED WARING DRIVE, WEST OF ADAMS STREET GENERAL. PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, 2-4 D.U./ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) BACKGROUND: This itern was continued from the meeting of November 9, at the request of the applicant. On October 27, 1998, the Planning Commission, adopted Resolution 98-072 approving four new residential prototype plans (Plans 2, 3, 4 and 5) for Tract 23773 (Compatibility Review) within Starlight Dunes in north La Quinta (Attachments 1 and 2). The prototype floor plans vary in size from 1,950 to 3,150 square feet. All plans are one story in height with Plan 5 having a loft (Attachment 3). The approved units are Spanish/Mediterranean in nature, utilizing exterior plaster walls, wood fascias, and flat and "S" shaped concrete tile roofing. Colors of the exterior plaster are white to light tan, with wood colors light tans to light brown, and roof tiles red blends. Roof structures are primarily gable or clipped gable running the width of the residence with smaller gable or hip roofs coming off the main roof. Each plan includes two different facades, with building sides and rears being the same within each plan. Garage doors are sectional roll -up doors with lites. SRPC SDP 632X - 37 Sixty dwelling units have been built by the first two developers. The original developer constructed 47 units, while the second constructed 13 units. 94 lots remain to be developed in the Starlight Dunes project. Project Request The applicant has made architectural and floor plan changes to their prototype house plans (Attachment 4). Plan 2 still has two facade alternatives, all other plans have three facade alternatives. Facade changes proposed by the applicant include removal of columns and wood shutters, revised plant -on locations, window size changes, and other design deviations. The roof structure for the loft area of Plan 4L (previously Plan 5) has been increased in height and projects six feet above the main roof. Floor plan changes consist of the removal of projecting building elements from sides of each plan type (i.e., media area, etc.) and internal reorganization of room areas. The houses range in size from 2,023 square feet (Plan 2) to 2,988 square feet (Plan 4L). STATEMENT OF MANDATORY FINDINGS: No issues, are identified per Section 9.60.300 (Compatibility Review) of the Zoning Code. Therefore, the proposed design modifications are compatible with existing Starlight Dunes houses, subject to the attached conditions. RECOMMENDATION: Adopt Planning Commission Minute Motion 99-_, approving Site Development Permit 98-632 (Amendment #1), subject to Conditions. Attachments: 1 . Location Map 2. Planning Commission Minutes for the meeting of October 27, 1998 3. Approved Plan Exhibits (Commission only) 4. Revised Large Exhibits (Commission only) Pre4ed 41 r Greg �ou`sdell, Associlate/Planner Submitted by: Christine di lorio, Planning Manager SRPC SDP 1332X - 37 PLANNING COMMISSION MINUTE MOTION 99-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 98-632, AMENDMENT #1 NOVEMBER 23, 1999 GENERAL CONDITIONS This approval is for prototype units of the following approximate sizes: A. Plan 2 - 2,023 square feet (previously 1,950 square feet) B. Plan 3 - 2,400 square feet (previously 2,200 square feet) C. Plan 3F - 2,400 square feet (previously 2,325 square feet, Plan 4) D. Plan 4 - 2,600 square feet (previously 2,460 + square feet, Plan 5) E. Plan 4L - 2,988 square feet (previously 2,460 + square feet, Plan 5) 2. The preliminary landscaping plans shall be reviewed and approved by the Architecture and Landscaping Review Committee and Planning Commission, as a business item, prior to issuance of any building permits issued for units authorized by this approval. 3. The landscaping and irrigation plans shall be approved by the Community Development Department, Coachella Valley Water District, Riverside County Agricultural Commissioner before they will be considered final. Each residential lot shall include at least one 24-inch box size tree (1.5 inch to 2.0 inch caliper measured six inches above ground level), with other 15 gallon trees, groundcover, and 5 gallon shrubs similar to those existing in the tract, pursuant to Section 9.60.300 of the Zoning Ordinance. 4. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season installed. All trees shall be double staked to prevent wind damage. 5. The perimeter walls around the tract and residences visible to the street shall match the decorative slumpstone concrete block or stucco walls used in the tract. Gates shall be constructed out of metal pickets. 6. Popout window and door surrounds shall be provided on all side and rear elevations of all prototype plans. 7. The exterior elevations shall be revised as follows: A. The entry tower on both facades of Plan 3F shall be a minimum of one foot higher than the main roof ridge. CondPC sdp 98-632 - 37 PLANNING COMMISSION MINUTE MOTION 99- SITE DEVELOPMENT PERMIT 98-632, AMENDMENT #1 CONDITIONS OF APPROVAL - RECOMMENDED NOVEMBER 23, 1999 B. One of the plans shall be revised so that both facades have clipped gable ends. C. All prototype roofs shall vary in height from 16 18 to 21 22 feet. 8. All two car garages shall be a minimum 20 feet by 20 feet inside with all required three car garages a minimum 30 feet wide by 20 deep, or its equivalent per Zoning Code requirements. Mechanical equipment shall not be placed within the required parking areas (i.e., Plans 4 and 4Q. 9. All existing unused curb cuts shall be removed and replaced with full curb when the lot is developed. 10. Plan 5 shalt have a full three car garage space, since any of the two available options will create a four bedroom unit. 1 1 . Plan 4L shall not be built on Lot 18 of Phase 4. 11. A maximum of 15 Plan 2 (smallest plan) units shall be built within the project. 12. Exterior house lighting shall use shielded, downshining fixtures similar and compatible to those used in the phase one (original) construction in Starlight Dunes. CondPCSDP 98-632X - 37 ATTACHMENTS ATTACHMENT 1 STARLJGh T , LAND' sirE� FRED WARING DRIVE CASTE Ift CASE MAP ORTH SDP 98-632 ' SCALE: NT • Attachment 2 Planning Commission Meeting October 27, 11998 6. Commissioner Kirk sta he is concerned that an applicant is not aware of the flexibility that is ailable to him regarding parking. 7. Chairman Tyl stated he felt the building needed to be re ' hed just due to the time ' ad been sitting vacant. Staff stated the a cant is intending to do thi 8. Th hitect for the project, stated he intend to meet all the conditions as 11 as the additional archiZdetaquested of staff. He went on to explain the operation of thThere being no further pubpublic participation portion of the hearing was closed andssion discussion. 10. Commissioner Robb' asked how Condition # 18 would be met as th were no water in nts plans for this project. Planning Mana Christine di Iorio stated s was a condition of the Fire Departmen d would be worked out them during their plan checking process 11. There ing no further discussion, it was m bed/ and' seconded by Commissioners Butler/Kirk to adopt Plannin mmission Resolution 98- 071 approving Village Use Permit 98-00 , subject to the Findings and Conditions of Approval as submitted, RC►LL CALL: AXES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. II a�ri i "ility request of Century -Crowell Communities or review of architectural plans for four new prototype residential units. CC). 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced letters that had been received from two homeowners and noted changes they were proposing to the Conditions of Approval: Condition #1, the size for Plan 5 should be 2,460 square feet up to 3,150 square feet with both options; Condition #5, additional wording to require the walls be decorative concrete block in those areas visible to the street; Condition #7.A., add the word "foot" behind the word "one"; and the addition of Condition #10, to read, "Plan 5 shall have a full three car garage space since any of the two options available will create a four bedroom unit." - - ---- - -- -- a t 0 0 Planning Commission Meeting October 27, 1998 2. Chairman Tyler asked staff to indicate which plans were the revised drawings for Models 3 and 4. Staff did so. Chairman Tyler asked staff if the changes were sufficiently permanent and irreversible so that the owner could not re- establish them as bedrooms. Staff stated this was possible, but as far as staff was concerned, what the builder was building and selling was a three bedroom unit. 3. Commissioner Butler asked what would stop the developer from offering this as an option. Is it possible to catch this upon final inspection. Staff stated that if the change was found during inspections, the Building Department would inform the builder he would have to convert it back to the approved plan. Commissioner Butler asked if this could be made a condition. Staff stated it could be. 4. Commissioner Butlei asked to see the plan which contained the loft. Staff stated the loft and the fitness room option could both be conceived as bedrooms and this is why staff imposed the condition that this plan be required to have a three car garage. Commissioner Butler asked if the plan containing the loft could be considered a two story unit. Staff stated all buildings are proposed to be 18-feet in height and the applicant designed the loft unit to fit in the 18-foot area 5. Commissioner Robbins asked if there was anything in the Compatibility Ordinance that limited the number of smaller units that could be built. Could the builder construct 1,900 square foot houses on the remaining lots? Staff stated there is nothing in the Code to prevent them. 6. Commissioner Kirk questioned staff as to why the loft would be considered a bedroom. Staff stated that under the Uniform Building Code (UBC) there are only certain rooms such as baths, kitchens, living rooms, and hallways that are considered non -sleeping rooms. Commissioner Kirk asked if a bedroom was required to have a window. Staff stated one may be required for emergency exit; however, the UBC states that any other room can be considered a bedroom if it is not a living room, bathroom, hallway, kitchen, or dining room. 7. Commissioner Kirk asked if the existing units within the entire tract had two or three car garages. Staff stated they have both. Planning Manager Christine di Iorio stated the last phase was by Deane Homes and they fell within the City's current ordinance which requires the three car garage. The homes built in Phase I, prior to the ordinance did not, but some of those units also have three car garages. r•ku,v nricnments\WPDOCS\PC10-27-98.wpd 5 Planning Cornmission Meeting October 27, 1998 8. Commissioner Robbins asked how far out of range were the dimensions on the garages. If the wall that separated the wash area from the garage were removed then it would be acceptable. Staff stated that was correct. Discussion followed as to the dimensions of the garage. 9. 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 that in regard to the letter from Mr. & Mrs. Cosgrove regarding the lighting on Lot 18, they have no problem with enhancing the frontyard landscaping with lighting and they will guarantee there will be no loft on two story units on this lot. In regard to the mix, they have been working with the Homeowners' Association (HOA) and have agreed to limit the number of Plan 2's. They have also agreed with them to provide all homes with an average of about 2,500 square feet. He further stated they were working with the HOA to add additional architectural detail and they would request that an additional condition be added that once they have reached a decision with the HOA, these architectural details could be approved by staff. 10. Commissioner Robbins asked Mr. Armstrong if he would have any objection to a condition being added limiting the number of Plan 2 units to 16 with an average square footage of 2,500. Mr. Armstrong stated he had no objection to either being added as a condition. Staff stated 2,500 square feet could be a plan checking problem. 11. Chairman Tyler asked if the project would maximize the existing topography or would the site be flattened. Mr. Armstrong stated the slopes are already a part of the approved grading plan. 12. Chairman Tyler asked if there was any other public comment. Mr. Carl Thompson, 78-935 Skyward Way, stated he was the president of the HOA and wanted to state they had come to an agreement with Century Crowell on all areas with the exception of the exterior elevations. They have been very pleased with their willingness to work with them. They would ask that this project be continued or conditioned to assure agreement on the exterior elevations. They have discussed the ratio of the smaller homes and agreed to 15 and have also agreed to the average size of 2,500 square feet. Chairman Tyler stated that for clarification, the relationship between the HOA and the developer is between them. The City is not a party to that. The City is only concerned that the developer meet the requirements the City places on it at the time of approval by the Planning Commission and City Council. City Attorney Dawn Honeywell stated the City, as a practice does not get between r•�wr� niments\WPDOCS\PC10-27A8.wpd 6 planning Conunission Meeting October 27, 1998 the developers and HOA's. This is viewed as a private contractual relationship. The City's responsibility is to apply the City's Compatibility Ordinance to the plans that are submitted by the developer. 13. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 14. Commissioner Robbins asked that two conditions be added. One that on Lot 18 a Plan 5 would not be allowed with a loft; second, that the Plan 2 be limited to 15 and an average square foot house size be 2,500 throughout the tract. 15. Commissioner Kirk asked that the lighting referred to in Mr. Cosgrove's letter be required. 16. Commissioner Butler asked that if during construction, the rooms that are classified as "open space" are converted, or offered, as a bedroom, the three car garage be required. Planning Manager Christine di Iorio stated this would be a part of the plan check review. When the precise plan and unit types are received, staff will review them at that time for compatibility as well as the building inspectors will be inspecting the units in accordance with the precise plan which identifies the unit type. Commissioner Butler asked if this should be a condition. City Attorney Dawn Honeywell stated they will not be allowed to make any changes from the plans that are approved at this time. 17. Planning Manager Christine di Iorio asked howthe'Commission wanted staff to enforce the 2,500 square. foot average; if this was per phase, or how. Chairman Tyler stated this should be similar to the agreement with the HOA. Mr. Armstrong stated this would be on a phase by phase basis. Following discussion it was determined that a condition would be added only requiring 15 Plan 2 units in the total project. 18. There being no further discussion, it was moved and seconded by Commissioners Kirk/Robbins to adopt Planning Commission Resolution 98- 072 approving Site Development Permit 98-632, subject to the Findings and Conditions of Approval as amended: a. Condition #1, the size for Plan 5 should be 2,460 square feet up to 3,150 square feet with both options. b. Condition #5, additional wording to require the walls be decorative concrete block in those areas visible to the street. C. Condition #7.A., add the word "foot" behind the word "one". d. Condition #10, Plan 5 shall have a three car garage space since any of the. two options available will create a four bedroom unit. rAUV n cUn=ts\WPDOCS\PCIO-27-98-W0 7 Planning Commission Meeting October 27, 1998 e. Condition #11, Lot 18 shall not have a Plan 5 with a loft option. f. Condition #12, no more than 15 Plan 2 units be allowed throughout the entire project. g. Condition #13, the house lighting shall match that of the first phase which is shielded and directed downward. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. D. Site Development Permit 98-633; a request of T.D. Desert Development L.P., for approval of a 17,802 square foot golf club ho a and a 4,218 square foot cart storage facility. 1. Chairman Tyler opened th'9,fublic hearing and asked for the staff report. Principal Planner Fred B er presented the information contained in the staff report, a c/dition: ch is on file in the. Community Development Department 2. Senior EngSpeer asked that a modificatio a made to the following c a. ndition #10, amended to delete "and suAequently, the HOA" and also delete the last sentence. � 3. mmissioner Kirk asked staff to de a the "Mediterranean Period". Jar Manager Christine di Ion a ained it was a combination of styles over a period of time being the Sp Colonial, the Italianace Age, and the Mission style that has evolved ov r the years to now include anything with a tile roof. Rather than giving ' a definite period or definite style, it 's an interpretation combining all ere period of that architectural sty . 4. Chairman Tyler asked th maximum height of the tower. Prin ' al Planner Fred Baker stated it w' 30-feet 10-inches. 5. There being no p lic comment, the public particip on portion of the hearing was clos and open for Commission disc ion. 6. There being do further discussion, it. was oved and seconded by Commissioner Butler/Robbins to adopt PI g Commission Resolution 98- 073, approving Site Development Permit 9 -633, subject to the conditions as modified. a. Condition #10: delete " last sentence. , the HOA" and delete the CAMY Documents\WPD0CS\PC10.27-98.wpd 8 PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 23, 1999 CASE: CAPITAL IMPROVEMENT PROJECT 98-18 AND ENVIRONMENTAL ASSESSMENT 99-360 COVE OASIS TRAILHEAD APPLICANT: CITY OF LA QUINTA REQUEST: CERTIFY THE ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR THE 1992 GENERAL PLAN UPDATE LOCATION: SOUTH OF CALLE TECATE BACKGROUND: The City Council at its September 21, 1999 meeting adopted Resolution 99-128 approving an application for a Recreational Trails Program grant to develop a trailhead at the Cove Oasis, located south of Calle Tecate (Attachment 1). The City is pursuing a State Department of Parks and Recreation Grant under the Transportation Equity Act for 21st Century (TEA-21). A Professional Services Agreement was approved by City Council in October, 1999 to provide design services for the Trailhead project. Grant awards are anticipated to be announced in the Spring of 2000 which will coincide with the construction schedule for the Cove Oasis Trailhead. The Historic Preservation Commission at its November 17, 1999 meeting accepted the Phase I Archpeological Assessment of the proposed project area. No further archaeological work is required (Attachment 2). Project Description The proposed project incorporates the existing stand of Date Palms planted two years ago approximately 1\4 mile south of Calle Tecate. The project proposes the provision of a number of amenities and facilities at the trailhead, including picnic tables, shade structures, a water feature, drinking fountain, emergency telephone (call box), restroom, trash receptacles, lighting and informational signs. Shade trees, shrubs and groundcover would also be provided at scattered locations ln n 'onal f the signs would be provided at the dirt parking lot on Calle Tecate and along the edges o loop trail at the base of the mountains. Detailed design plans are currently underway. P:\pccove oasismpd Environmental The City of La Quints prepared an Environmental Impact impacdevelopme, Plan nt Update(1992). The Final EIR for the Update addressed the impacts of future including the development of parks and recreational facilities. This proposed project implements the goals, objectives and policies of the Park and Recreation Element of the General Plan. Thus, the environmental review for this project uses the certified EIR for the General Plan Update. However, the EIR does not address site -specific details of the Cove Oasis Trailhead. Therefore, an Addendum was prepared to analyze any potential impacts and it shows complies with standard conditions and City regulations. RECOMMENDATION: By Planning Commission Resolution 99- certify the Addendum to the Environmental Impact Report for the 1992 General Plan Update. Attachments: 1. Location Map mission Minutes of its November 17, 1999 meeting 2. Historic Preservation Corn Prepared and Submitted by: Christine di lorio, 4niManager p:\pccove oasismpd PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA CERTIFYING AN INITIAL STUDY/EIR ADDENDUM FOR A FINAL ENVIRONMENTAL IMPACT REPORT FOR THE 1992 GENERAL PLAN UPDATE FOR THE COVE OASIS TRAILHEAD ENVIRONMENTAL ASSESSMENT 99-360 CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 2.3`d day of November, 1999, hold a public meeting to consider the Environmental Assessment of the Cove Oasis Trailhead; and WHEREAS, the applications complied with the requirements of "The Rules to implement the California Environmental Quality Act of 1970" (as amended: Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study; and WHEREAS, it is the determination of the Community Development Director that the proposed application implements the General Plan for which an Environmental Impact Report was certified by the City Council (State Clearinghouse No. 91122013) in October, 1991, and that, pursuant to Public Resources Code 21090, no further environmental review is necessary beyond analysis of project -specific impacts. The Community Development Department has prepared an Addendum to the EIR. No changed circumstances or conditions exist which require preparation of a subsequent EIR, pursuant to Public Resources Code 21166; and WHEREAS, the Planning Commission has considered the EIR for General Plan Update and Addendum thereto; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. Based on the measures outlined in the EIR for the La Quinta General Plan Update, the City has consulted a wildlife biologist/horticulturist and an archaeologist to identify project -related impacts on habitat areas and cultural resources on the site. The proposed Cove Oasis Trailhead would not have significant adverse impacts on the environment, with compliance with standard conditions and applicable City regulations. CAWIy Documents\WPDOCS\ResoPc EA 99-360.wpd rJ Planning Commission Resolution 99- Environmental Assessment 99-360 2. The potential impact of the project nesting he breeding season sry bequirewill d by avoided by scheduling construction outside the USFWS. 3. The proposed Cove Oasis Trailhead b indirectly,etntal or to the directly,. alth, safety, in that no or general welfare of the community, either significant unmitigable impacts were identified by the environmental assessment. 4. The proposed Cove Oasis Trailhead would not have the potential to degrade the quality of the environment or reduce habitat for wildlife species in the area, since the project is consistent with General Plan goals, policies and objectives and other current City standards. The project does not have the potential to eliminate an important example of California prehistory, as archaeological investigation of the site has been conducted and no significant resources are located on -site. eve short- 5. The proposed Cove Oasis Trailhead disadvantage t ofethe ong te�m environmental tential to lgoals, term environmental goals, to the since the project would help to implement the Park and Recreation Element of the La Quinta General Plan. 6. The limited size of the facility and its location within a designated open space area would also preclude cumulatively significant adverse impacts when viewed with other planned developments in the area. The proposed Cove Oasis Trailhead would not result in impacts which are individually limited but cumulatively considerable when considering planned proposed development in the immediate vicinity as the proposed project is being undertaken pursuant to the City's General Plan for which a final EIR has been certified, and no changes in conditions or circumstances, as outlined in Public Resources Code Section 21166 have occurred. 7. The proposed Cove Oasis Trailhead would not have environmental effects that would adversely affect the human population, either directly or indirectly, as the proposed project would develop a trailhead facility along Bear Creek Canyon trail Element and analyzed as contemplated in the General Plan Park and Recreation in the certified General Plan EIR. APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 231 day of November, 1999. C:\My Documents\WPDOMIlesoft EA 99-360.wpd 9 Planning Commission Resolution 99- Environmental Assessment 99-360 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: TERRY HERMAN, Community Development Director City of La Quinta, California CAMy DocumentsUPDOMResoPc EA•99-360.wpd 1 4 INITIAL STUDY AND EIR ADDENDUM FOR THE COVE OASIS TRAILHEAD CAPITAL IMPROVEMENT PROJECT 98-18 ENVIRONMENTAL ASSESSMENT 99-390 ADDENDUM TO FINAY, EIR FORT HE LA 91 QUIN) A GENERAL PLAN UPDATE (SC Prepared for: CITY OF LA QUINTA Prepared by: DAVID EVANS AND ASSOCIATES, INC. November 12, 1999 1. Project Title: Cove Oasis Trailhead 2, Lead Agency Name and Address: of La Quinta C mmunity Development Department 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Christine di Iorio Phone Number: (760) 777-7125 4. Project Location: 1/4 mile south of Calle Tecate La Quinta, California 92253 5. Project Sponsor"s Name City Quinta Development Department and Address: 78-495 Calle Tampico La Quinta, CA 92253 6. General Plan Designation: Open Space 7. Zoning: Open Space 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.) The proposed Cove Oasis Trailhead project involves the development of a trailhead facility at an area planted with date palms, located east of a small hill, and along the Bear Creek Canyon Trail. This area is located at the toe of the Santa Rosa Mountains and is approximately 1/4 mile south of Calle Tecate. The project proposes the provision of a number of amenities and facilities at the trailhead, including picnic tables, shade structures, a water feature, drinking fountain, emergency telephone (call box), restroom, trash receptacles, lighting, and informational signs. Shade trees, shrubs, and groundcover would also be provided at scattered locations on -site. In addition, informational and directional signs would be provided at the dirt parking lot on Calle Tecate and along the edges of the loop trail at the base of the Mountains. 9. Surrounding Land Uses and Setting: The project site is located at the southwestern section of the City of La Quinta, south of an existing residential community (known as the Cove). The site is vacant land which is currently used a,, access to several trails that lead into the Santa Rosa Mountains. Approximately 39 date palms are planted at the proposed site of the Cove Oasis Trailhead. Adjacent land uses are: North — Calle Tecate and single family homes on Calle Tecate East — Calle Tecate Detention Basin, CV WD water tank and vacant land South —Training dike and vacant land within the Santa Rosa Mountains with trails and open space West — Upper Bear Creek Detention Basin, vacant land and small hill 10. Other agencies whose approval is required (e.g., permits, financing approval, or participatiol agreement): SECTION 4: LIST OF REFERENCES A grant application for the project has been filed with the California Department of Parks and Recreation. 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. ❑ Aesthetics ❑ Biological Resources ❑ Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Utilities / Service Systems ❑ Agriculture Resources ❑ Cultural Resources ❑ Hydrology / Water Quality ❑ Noise ❑ Recreation ❑ Air Quality ❑ Geology /Soils ❑ Land Use i Planning ❑ Population / Housing ❑ Transportation/Traffic ❑ Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this proponent. case because A MITIGATEDons in the project have been NEGATIVE DECLARATIONdwll be y or agreed to by the project prepared. I find that the proposed project MAY have a significant effect on the environment, and ar ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentiall) significant unless mitigated" impact on the environment, but at least one effect 1) has beer adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) ha been addressed by mitigation measures CT basREPORT on the isrlier requiredybut sis at must analyze only the described on attache( sheets. An ENVIRONMENTAL IMPACT effects that remain to be addressed. p I find that although the proposed project could have a significant effect on the environment, ther —WILL NOT be a significant effect in this case because all' potentially significant effects (a) hav been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant t applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR c Negative Declaration for the Project Date 4-2 SECTION 4: LIST OF REFERENCES NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project and nothing further is required. Signature CHRISTINE DI IORIO Printed name November 18, 1999 Date COMMUNITY DEVELOPMENT DEPARTMENT Department Negative Declaration for the Project Date 4-3 SECTION 4: LIST OF REFERENCES 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 referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors, as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). Z) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact". The lead b the mitigation measures, and evel (mitigation measures from briefly explain how they reduce the effect to a less than significant Section XVII, "Earlier Analyses", may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures 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. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources foi potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared a outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used o individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, leas agencies should normally address the questions from this checklist that are relevant to a project' environmental effects in whatever format is selected. Negative Declaration for the Project g Date' 1 4-4 a, SECTION 4: LIST OF REFERENCES The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance Negative Declaration for the Project Date 4-S E SECTION 4: LIST OF REFERENCES Less Than Significant Less Than Potentially with Significant Mitigation Significant No Impact Impact Incorporated Impact I. AESTHETICS. Would the project: ❑ a) Have a substantial adverse effect on a scenic vista? ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment ❑ ❑ El which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ❑ applicable air quality plan? ❑ b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of ❑ any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Negative Declaration for the Project Date I ., 4-6 SECTION 4: LIST OF REFERENCES Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Impact Impact Incorporated d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or ❑ ❑ through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any. riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ Ia wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ Ill Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Negative Declaration for the Project Date 4-7 M SECTION 4: LIST OF REFERENCES Less Than Significant Less Than Potentially with Significant Mitigation Significant act No Impact I Impact Incorporated pact d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated ❑ ❑ ❑ Ill on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ tt b) Result in substantial soil erosion or the loss of topsoil? ❑ c) Be located on a geologic unit or soil that is unstable, or ❑ ❑ ❑ K that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18- 1- ❑ ❑ B of the 'Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use ❑ ❑ of septic tanks or alternative wastewater disposal systems where sewers are not available -for the disposal of wastewater? VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Negative Declaration for the Project Date t 4-8 SECTION 4: LIST OF REFERENCES d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water duality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ ❑ ❑ ❑ ❑ K ❑ ❑ ❑ 1� ❑ ❑ ❑ �[ ❑ ❑ ❑ ❑ ❑ ❑ a ❑ ❑ ❑ IL Negative Declaration for the Project Date 4-9 ❑ ❑ ❑ a ❑ ❑ ❑ a t�' SECTION 4: LIST OF REFERENCES e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Potentially Significant with Less Than Significant Mitigation Significant No Impact p Impact Incorporated Impact ❑ ❑ 19 ❑ ❑ ❑ ❑ K ❑ ❑ ❑ KR ❑ ❑ ❑ ❑ ❑ ❑ 1t ❑ ❑ ❑ t Cl ❑ ❑ t� ❑ ❑ ❑ a ❑ ❑ ❑ K ❑ ❑ ❑ K ❑ ❑ ❑ K Negative Declaration for the Project t 1 Date 4-10 SECTION 4: LIST OF REFERENCES Less Than Potentially Significant Less Than with significant Impact Mitigation significant Incorporated Impact No Impact b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ❑ ❑ d) A substantial temporary or periodic increase in ambient I< noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: ❑ ❑ ❑ Fire protection? Police protection? Schools? Parks? Other public facilities? Negative Declaration for the Project 9 Date 4-11 SECTION 4: LIST OF REFERENCES XIV. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRA.NSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES & SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ 19 ❑ ❑ ❑ ❑ M ❑ ❑ 11 ❑ ❑ ❑ ❑ K ❑ ❑ ❑ K ❑ ❑ ❑ K ❑ ❑ ❑ K ❑ ❑ ❑ ❑ ❑ ❑ rm ❑ ❑ K ❑ ❑ ❑ [is ❑ ❑ ❑ ❑ O Negative Declaration for the Project Date 4 4-12 SECTION 4: LIST OF REFERENCES d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ 0 ❑ ❑ ❑ ❑ 1� ❑ ❑ K ❑ ❑ ❑ ❑ rt ❑ ❑ ❑ K ❑ ❑ K ❑ Negative Declaration for the Project « Date 4-13 ENVIRONMENTAL ANALYSIS INTRODUCTION The proposed Cove Oasis Trailhead use throughout the project involves construction of a trailhead in the City of La Quinta and is an action anticipated in the la Quinta General Plan (1992). The La Quinta General Plan provides a comprehensive framework which serves to guide the growth and development of the City. The General Plan includes goals and policies addressing land use, housing, transportation and circulation, open space, public safety, resource conservation, public facilities, and economic development. The proposed Cove Oasis Trailhead project implements the General Plan through the provision of recreational opportunities for residents of the City. The project is consistent with applicable elements of the La Quinta General Plan, including the Land Use, Circulation, Open Space, and Park and Recreation Elements. The project site is designated as Open Space in the General Plan and is located within the area designated for a 16.5-acre community park (Cove Community Park). This project would serve as a step towards the development of facilities to support the recreational use of open spaces and trails in the surrounding area. Thus, the proposed Cove Oasis Trailhead project would provide a community recreational facility and would contribute to fulfilling the City's need for parks and recreational facilities. The Park and Recreation Element refers to the development of a Trails System Master Plan for the City. While this master plan has not been developed, the proposed trailhead would support the existing trails that are found in the area and a future trail system that would be provided in the City. The proposed trailhead would improve existing linkages between park facilities, trails, and open space areas in the City, implementing this goal of the General Plan's Park and Recreation Element. A Master Environmental Impact Report (EIR) was prepared for the La Quinta General Plan and was certified by the La Quinta City Council on October 1992. The Master EIR addresses issues focusing on potential impacts associated with future development in the City and determined that, at buildout, implementation of the General Plan has the potential to result in potentially significant, but mitigable impacts associated with land use, earth, water, biota, cultural resources, aesthetics, public services and utilities, traffic/circulation, noise and air quality. The Cove Oasis Trailhead project is a discretionary action requiring approval by the La Quinta Planning Commission and meets the definition of a project under the California Environmental Quality Act (CEQA). The Master EIR for the General Plan update was reviewed to determine if the proposed project and its impacts have been adequately addressed in the EIR. In accordance with Section 21157.1 of the California Environmental Quality Act (CEQA), this Initial Study analyzes the impacts of the proposed trailhead project and determines that environmental effects of the proposed Cove Oasis Trailhead have been analyzed and addressed in the Master EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013). In cases where a Lead Agency can determine that, with the addition of only minor technical changes or additions, a previously certified EIR adequately evaluates the potential environmental effects of the current action, then an Addendum to the original EIR can be prepared (CEQA Guidelines Section 15164). Therefore, as supported by Qthe discussion included in this uinta General Plan Update EIR.Initial Study, the City of La Quinta has prepared this Addendum to the LaQ ENVIRONMENTAL SETTING The project site for the proposed Cove Oasis Trailhead is located at the southwestern section of the City of La Quinta, at the toe of the Santa Rosa Mountains. The project site is part of a 114.35-acre land that was deeded by the Coachella Valley Water District (CVWD) to the City of La Quinta. The site is part of a Initial Study and EIR Addendum e Cove Oasis Trailhead November 18, 1999 12 floodplain that was graded by the C WD in 1985-1986 for ee provision of two detention basins at the mouths of the Bear Creek and the UpperEast Quinta Channel. Bear Creek Canyon Trail currently runs from Bear Creek Channel and the Bear Creek Channel bike path at ust Calle Tecate, south towards the a Rosa Mountains. alms were tranan area ng Bar Creek splanted herean 1996e This areaCanyon referredTrail asand ,the east of a small hill, a numberof date p Cove Oasis. The proposed Cove Oasis Trailhead would be located approximately 1/4 mile south of Calle Tecate and the residences along this street. It would be surrounded by vacant land on all four sides. The Coral Reef Mountain is found farther east of site, and the Santa Rosa Mountains Nationaroximate1area 600 Peet southfarther of south. A training dike runs along the base of the Santa Rosa Mountains, app Y the site. Several dirt trails that lead into the Santa Rosa Mountains are currently found in the area. These include the Bear Creek Canyon trail which extends southwest from the Bear Creek Channel and runs along the site. The Coral Reef Mountain Bicycle Lane runs along the south side of Calle Tecate, just north of the site. At the western end of Calle Tecate, this bicycle lane joins the Bear Creek Channel bike path, which runs north along Bear Creek, north of Calle Tecate. The Lake Cahuilla Trail, the Boo Hoff Trail, the Morrow Trail, and the Guadalupe Trail are found near the site and would be served by the proposed trailhead. PROJECT DESCRIPTION The proposed Cove Oasis Trailhead is planned as a fully developed trailhead facility, with a complete set of amenities for users of the nearby trails. On -site facilities would include three trellis shade structures with picnic tables beneath the structures. Boulders which may be utilized as benches would be located at appropriate locations throughout the trailhead site. These boulders would be taken from the surrounding area or from the general vicinity. A drinking fountain would also be provided, as well as an emergency telephone call box. e self-cleaning throug throughout the site. UElectrcal outletsprovided and lights would also be provided for natural stone would be located g small appliances and for nighttime use. In addition, a water feature (bubbling rock) would be provided on -site and a spray head to cool off visitors would be located nearby. Shrubs and groundcover to serve as accent plants would be provided around the water feature and scattered 36-inch box trees would be planted at isolated areas to complement the existing date palms. Plant tags would accompany the different plant materials. Directional signs and informational signs would include information panels on flora, wildlife, and the history of the trails in the area, directions to major topographical features, a compass, a thermometer, and drinking water needs for hikers. A dirt parking lot that is accessible from the eastern end of Calle Tecate is surrounded by boulders and can accommodate approximately 10 cars. placement of boulde s,ect wod also involve the along a planned trail from thelsion of directional park parking lot to the signs at the parking lot and the placement proposed trailhead. No other improvements to the trail or the dirt parking lot are proposed. In an effort to provide a natural environment, the proposed improvements shall be designed with natural materials, native plant species, and the materials lacpically found in he desert Creek Canyon Trail. No impervious dscape. Trail signs/mile markers made of native rock materialswould beplaced along the Bea paved areas are proposed, and no turf grasses would be planted. Lighting proposed on -site would be solar -powered, and the telephone would utilize cellular technology. This would eliminate the need to extend power and telephone lines to the project site, and would avoid the need for overhead poles/underground lines. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 13 INITIAL STUDY DISCUSSION Issues discussed in this Addendum pertain directly to the proposed Cove Oasis Trailhead project's site - specific impacts. This section of the EIR Addendum addresses the potential environmental impacts of the proposed project and discusses the responses to the Initial Study Checklist. The issues identified as "No Impact" require no further discussion and are only briefly discussed below. On other issues, a brief discussion of the existing conditions is provided, along with the potential changes that would occur with the proposed Cove Oasis Trailhead project. An explanation on why impacts were found to be insignificant or which have been addressed in an earlier EIR and found to be adequate are also provided in the discussion below. Aesthetics Environmental Setting The project site is an approximately, 1.0 acre area at the toe of the Santa Rosa Mountains and along the Bear Creek Canyon Trail. The site has been planted with approximately 39 30- to 40-foot tall date palms. The Bear Creek Canyon Trail is a dirt trail which extends from the western end of Calle Tecate, south for approximately'/4 mile to the site, and farther southwest into the mountains. A small hill is located just west of the trailhead site and farther west and south are a detention basin, dirt trails, and the open space areas of e vacant land, dirt trails, a the Santa Rosa Mountains.Reef Mountains.the trailhead Boulde s linetthersouthsidetention basin, tank, and the Coral de of Calle Tecate, as well ashe perimeter of the dirt parking lot located south of the eastern end of Calle Tecate. There are no light sources on the Cove Oasis Trailhead site or immediately along the trails. Views from the site include the Santa Rosa Mountains to the west and south and the Coral Reef Mountains to the east. The nearby residential development and urban development in the City of La Quinta, including the San Bernardino Mountains farther north, are also visible from the site. The surrounding mountains provide a backdrop for the valley areas of the City and represent a major visual resource in the City. However, the t the toe of the location, size and elev ation nd from the ect site streets. allo streets ape magetcorridors are located near the site from or most areas of the City a Y have views of the site, as identified in the La Quinta General Plan. Project Impacts and Mitigation The Master EIR addresses aesthetics and the changes in the visual and physical qualities of the City at buildout of the General Plan. Measures to prevent negative aesthetic impacts include policies in the General Plan which address the undergrounding of utility lines, street corridors and scenic vistas, urban design standards and landscape design. The proposed project would not alter the conclusions of the Master EIR. The proposed trailhead would introduce several new facilities and structures to the site. These include shade structures over picnic tables, rock benches, drinking fountain and water feature, self-cleaning restroom, call box, trash receptacles, and informational signs. Trees and shrubs would be planted at isolated areas. These structures would change the visual quality of the vacant site to a more developed facility. However, these amenities would be constructed of rock or natural materials to complement the natural quality of the site and the surrounding mountains. Also, the proposed shade structures would be approximately 10 feet tall and would not extend beyond the height of the existing date palms. Since the site is at the toe of the Santa Rosa Mountains slightly the nearby residential neighborhood. a proposed trailhead would not be highly visible from Calle Tecate Initial Study and EIR Addendum Cove Oasis Trailhead — '- November 18, 1999 14 The proposed project would include the provision of lights at the trailhead to allow for their nighttime use. These lights would consist of solar -powered lamps around the shade structures and trees. The site is located 'A mile from the residences on Calle Tecate. The area between the homes and the site rises slightly, hiding the site from public prews clude light thntrus on and spillover e street. The ffect . No outdoor lights ge of the lights and their are proposed tance from the nearest at the dirt residence would preclu gh parking lot, avoiding potential effects to resident across the street. The City regulates outdoor lighting to ensure that no detrimental effect on astronomical observations is created; no inefficient use of energy resources occurs; and no public nuisance or safety hazards is created. Lights at the trailhead shall be designed and shielded ,where necessary, in accordance with City regulations. Also, all lights would be turned off by 10 PM, unless the site is in use after such time for organized events. No significant adverse impacts relating to aesthetics are expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Agriculture ►tesOurces Environmental Setting The project site in not in agricultural production, nor are there agricultural lands or land designated or zoned for agricultural use on or near the project site. Also, the site and the surrounding area does not contain prime agricultural soils. Project Impacts and Mitigation The Mater EIR addresses the potential for significant impacts associated with the conversion of agricultural lands to urban development. Measures to maintain the rural character of the City through the Rural Residential Overlay and landscaping standards are included as policies in the General Plan. The proposed project would not alter the conclusions of the Master EIR. The site is not in agricultural use and the proposed trailhead would not affect any agricultural lands in the area. References: Site Survey and Final EIR for the General Plan Update Air Quality Environmental Setting According to the Master EIR, the Coachella Valley, including the City of La Quinta, has a desert climate characterized by extreme summer heat, cool winter nights, low precipitation and low humidity. Annual rainfall is less than 6 inches per year and occurs mostly in winter and late summer. Summer temperatures exceed 100 degree Fahrenheit for four months each year with summer nighttime temperatures in the mid- 70's. Gusty winds during spring and early summer contribute to airborne particulates (PM-10) and high ozone levels. Blowsand hazards associated with strong winds are present at the northern section of the City, but not within the project site. The air quality analysis in the Master EIR concluded that vacant land, agricultural activities and other ground disturbance lead to high PM-10 levels in the Coachella Valley. The Valley is anon -attainment area for PM-10 and the City participates in the regional effort to mitigate PM-10 through dust control plans for all construction projects and a street cleaning program. Initial Study and EIR Addendum Cove Oasis Trailhead ; November 18, 1999 `® 15 Project Impacts and Mitigation The Master EIR addresses air quality and new sources of pollutant emissions that would accompany future development in the City. The General Plan includes an Air Quality Element which outlines the City policies and programs for maintaining air quality standards. The proposed project supports the Air Quality Element by supporting an alternative form of travel and would not alter the conclusions of the Master EIR. The proposed trailhead would involve the construction of three shade structures on the site and the provision of other amenities and facilities. These facilities (trellises, drinking fountain, spray tower, and water feature) involve limited construction or ground disturbance activities during the estimated 90- to 120- day construction period. Many of the facilities (tables, trash receptacles, restroom, call box, signs) would be pre -fabricated at off -site locations and would only involve installation at the site. The proposed project is not expected to directly generate vehicle trips. Rather, it would serve hikers and bicyclists using the nearby trails into the Santa Rosa Mountains. There are no sensitive receptors in the area, and the project is not expected to generate objectionable odors. In accordance with City regulations and as presented in the Master EIR, a fugitive dust mitigation plan would need to be developed for the project. This plan would identify measures to reduce fugitive dust nuisance during construction, and may include watering of disturbed surface areas; chemical stabilization of unpaved roads and vehicle parking'areas, installation of fencing around disturbed surface areas, installation of wheel washers, etc. No adverse impacts on air quality are expected from the proposed trailhead project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Biological Resources Environmental Setting The project site and the surrounding area were graded in 1985 to 1986 for the construction of the adjacent detention basins. The project site has approximately 40 date palms which were replanted from another site in 1996. In addition, tamarisk and tumbleweeds are found under the palms. According to the Master EIR, there are no native or sensitive plant species on the site. Animals in the area include small mammals and reptiles commonly found in scrub and desert transition areas. The project area is located east of the habitat range of the Peninsular Bighorn Sheep and is west of the Santa Rosa Mountains State Game Refuge - an area designated for protection of the Peninsular Bighorn Sheep. The project area is considered possible habitat of the Magic Geko and is located in an area identified in the La Quinta General Plan as a potential habitat area for the black -tailed gnatcatcher. The geko and gnatcatcher are not listed threatened protectedor endangered under under he California Fish and Game Code and the Migratory Bird Treaty e state or federal endangered'species abut the lAct. tailed gnatcatcher er is There are no wetlands or riparian courses on the site or adjacent to the site. The project site is located outside the habitat range and reserves for the Coachella Valley fringed -toed lizard, as identified in the Habitat Conservation Plan for this species. Project Impacts and Mitigation of urban ent on the resident The Master EIR addresses animal bommunities n the area. gical resources and the Mea Measures prevent adverse impacts include pen indigenous plant and anima Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 r 4 16 space designations for sensitive areas and consultation with biologists for individual development projects. The proposed project complies with these measures and would not alter the conclusions of the Master EIR. The proposed trailhead would include the planting of shade trees and accent shrubs at scattered locations on the site. Native plant species would be selected to reflect the natural environment and plant diversity at the nearby Santa Rosa Mountains. The existing date palms would not be disturbed as part of the project. There are no sensitive animal species found on the site. However, the area is located within the habitat range of the black -tailed gnatcatcher. The EIR for the General Plan update calls for the review of developments by a wildlife biologist and horticulturist to identify project -related impacts on habitat areas. The City has consulted a biologist regarding the proposed project and the black -tailed gnatcatcher. The biologist has indicated that the black -tailed gnatcatcher is not listed as endangered or threatened under the federal and state Endangered Species Act but is protected under the California Fish and Game Code and the Migratory Bird Treaty Act. The direct harm or destruction of individual birds, their eggs, or active nests would be a potential violation of these regulations. In order to avoid the potential for adverse impacts to the black -tailed gnatcatcher and other migratory birds, as a condition of approval, construction activities should be scheduled between August to March, which is outside the breeding season. If construction would occur between April and July, a survey should be conducted prior to construction activities to determine the presence of the black -tailed gnatcatcher or their nests within the scrub vegetation the site. If Otherwise,bird a permitSare found, no from the USFWS sh ould uld be obtained prction should be ior cthe within a 100-foot radius of the nests. destruction of nests. The additional trees, shrubs, and groundcover that would be planted as part of the project would provide habitat areas for animal species in the area. The proposed project would also include the provision of informational signs, which would provide information on native and sensitive plants and animals in the area. This information would provide trail users with knowledge and a greater respect for sensitive species and their habitats. References: Black -tailed Gnatcatcher Memo, Site Survey, and Final EIR for the General Plan Update Cultural Resources Environmental Setting As described in the General Plan Update EIR, the City of La Quints is located within the area formerly occupied by the ancient Lake Cahuilla and is known to have rich deposits of archaeological and historic resources. The project site is located at the south end of the La Quinta Cove area. The records search for the site indicates that the site has not been previously surveyed for cultural resources and that no cultural resources have been identified on or near the site. The project site was graded in 1985 to 1986 as part of the construction of the nearby detention basins and training dike. Also, date palms were replanted on the site in 1996. Thus, no in -situ archaeological resources are expected on the site. A field reconnaissance further indicated that no archaeological/historical sites are present on the site. Project Impacts and Mitigation The Master EIR addresses cultural resources and the impact of urban development on cultural resources in the City. Measures to prevent adverse impacts include open space designations for historic and culturally sensitive areas, and preservation of historic sites and structures. The EIR for the General Plan update also calls for the review of developments by an archaeologist to identify project -related impacts on cultural chaeologist regarding the proposed project and the potential cultural resources. The City has consulted an ar Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 + ,y .17 cated that no cultural resources are present on resources on the site. The archaeo on cultural resources are r near the are expected with the proposed trailhead facility. site and no adverse impacts The proposed project would not alter the conclusions of the Master EIR. The proposed trailhead would not affect any archaeological or historical resources in the City or the surrounding area. The project would involve the provision of informational signs which would include a history of the area and the historic use of the trails. References: Site Survey, Phase 1 Archaeological Survey, and Final EIR for the General Plan Update Geology and Soils Environmental Setting According to the Master EIR, the project site is located at the toe of the Santa Rosa Mountains, and at a slightly higher elevation than Calle Tecate. The site is within the hillside terrace zone, which is comprised of alluvial fans and stream deposits from the Santa Rosa Mountains. On -site soils consist of a combination of stony, sandy alluvium and loose cobbles and stones (sands and granite and metamorphic rocks). The site was graded in 1985 to 1986 as part of the construction of the detention basins and training dike at the Cove. There are several earthquake faults which cross the City although no fault is known to traverse near the site. The site is located with groundshaking zone III and is located approximately 8 to 10 miles of an active earthquake fault. There are no identified liquefaction, erosion, or blowsand hazards on the site. project Impacts and Mitigation The La Quinta General Plan Update EIR provides an evaluation of potential impacts associated with geological and soil resources in the City. Measures to protect these resources include open space designations for areas with geologic constraints, and seismic and grading standards which have been incorporated into the General Plan. The proposed project would comply with applicable measures and would not alter the conclusions of the EIR. The facilities planned at the proposed trailhead would not lead to extensive grading and would maintain the existing topography of the site. Permeable ground materials would be used and foundations would be limited to the foundations for the shade structures and the restroom. The only structures proposed are the trellis shade structures and the restroom. These structures are considered low risk facilities and are not essential or critical during an earthquake event. The shade structures and restroom would also be designed in accordance with the Uniform Building Code regarding seismic design and expansive soils and are not expected to create a significant safety hazard to users during earthquakes. Septic tank systems are currently utilized at the Cove residential neighborhood, directly ortsite soils are h of the site, although sewer lines have been installed for connection by new development. Thus, theexpected to be capable of supporting anya verse mpacte use of lc tanks. The septic on geology in terms of the disposal of wastewak system for the m at the trailhead is not expected to No significant adverse impacts related to geology and soils are expected from the project. References: Site Survey, Riverside County Comprehensive General Plan, and Final EIR for the General Plan Update Hazards and Hazardous Materials Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 18 Environmental Setting Although this issue was not addressed in the Master EIR, the site is vacant and there are no hazardous material users on or near the site. The nearest reported hazardous material handlers include a mini -mart, hardware stores, an automobile repair shop, cleaners and a hotel along Calle Tampico, Eisenhower Boulevard, Washington, and Highway 111. These users are located more than 2 miles from the site. Project Impacts and Mitigation The proposed trailhead would not generate, utilize, or dispose of hazardous materials. Hazardous materials used during construction would be limited to paint, solvents and cleaners in limited quantities and which would be removed from the site and disposed of by contractors in accordance with County, State, and federal regulations. Fertilizer use would be limited to the time of planting only and would not be regularly used for landscaping on -site. Thus, no hazards or hazardous material impacts are expected from the proposed trailhead. References: Site Survey, EPA Envirofacts Database, La Quinta Municipal Code, and Final EIR for the General Plan Update Hydrology and Water Quality Environmental Setting According to the Master EIR, the City of La Quinta is underlain by the Coachella Valley Groundwater Basin, which is utilized by the Coachella Valley Water District to supply domestic water to the City and the surrounding areas. Other water sources for the City include imported water from the Colorado River through the MWD. The runoff flows from the Santa Rosa Mountains flow north and northeast through the site toward the nearby detention basins. The runoff flows to the training dike at the base of the mountains and south of the project site. The dike directs flows toward the Upper Bear Creek detention basin (northwest of the site) and the Calle Tecate Detention Basin (northeast of the site). Although these detention basins are designated as areas within the 100-year floodplain and the Cove residential neighborhood is located within the 500-year floodplain, the site itself is located outside the boundaries of the flood plain. Project Impacts and Mitigation The Master EIR evaluates potential impacts associated with changes in hydrology and demand for groundwater resources due to future development in the City. Measures to protect water resources include coordination with the Coachella Valley Water District on water conservation, water service and drainage facilities. The proposed project would not alter the conclusions of the EIR since the proposed trailhead would not change the drainage patterns in the surrounding area. While some impervious surfaces may be created on the site, the extent of these areas would be limited to the foundations beneath the three shade structures and the restroorn. The trailhead would not be paved and existing ground conditions would essentially remain the same, except for the foundations identified above and isolated areas planted with shade trees and accent shrubs and groundcover. The trailhead is an outdoor facility and runoff flows during heavy rains are not expected to create hazards to its users. The structures would also be designed to withstand flooding associated with runoff flows from the Santa Rosa Mountains. Since the structures would not be used for residence or employment, evacuation of the site during floods would be easy. Initial Study and EIR Addendum Cove Oasis Trailhead �` l November 18, 1999 19 As indicated earlier, fertilizer use would be limited to the lime of planting and would not be regularly used. Discharge from the restroom would be directed to a septic tank for the disposal of wastewater. This septic tank would be constructed in accordance with pertinent regulations of the Uniform Plumbing Code and the County Department of Environmental Health. Effluent from the wastewater would be disposed of at an adjacent seepage pit also designed according to pertinent health regulations. Alternatively, a sewer line may be installed from the site, north along the existing dirt trail, towards the CVWD sewer line at the southern end of Avenida Madero (at the wteTend of no haaards to publile Tecate). cVhealth wouldastewater at this line would be be created by the conveyed to the Thermal Plant for treatment. proposed project. References: Site Survey, Coachella Valley Water District, and Final EIR for the General Plan Update Land Use and Planning Environmental Setting The Cove Oasis is an area that has been planted with 30- to 40-foot high date palms. The site is located along the Bear Creek Canyon Trail and just east of a small hill. The site is surrounded by vacant land and is '/4 mile from the nearest single-family homes within the Cove neighborhood. According to the Master EIR, the project site is designated as Open Space in both the La Quinta General Plan Land Use Policy Diagram and the City's Zoning Map. In addition, the site is surrounded by land designated as Open Space and Watercourse (associated with the Upper Bear Creek and Callle Tecate Detention Basins and drainage control facilities). The site is located south of a residential community and is not located in an area where a habitat conservation plan or natural community plan has been developed. Project Impacts and Mitigation The Master EIR addresses the extent of future development at buildout of the City: Measures to regulate growth and development, as contained in the General Plan, as outlined in the EIR. The proposed project is consistent with the development anticipated in the City and would not alter the conclusions of the EIR. As discussed earlier, the proposed project implements the La Quinta General Plan Park and Recreation Element. The proposed trailhead is consistent with the Open Space designation of the site and would not conflict with the City's General Plan and Zoning Ordinance or other conservation plans for the area. Since there is the existing Bear Creek Canyon Trail along the site and several other trails into the Santa Rosa Mountains begin near the site, the proposed trailhead would serve as an appropriate location for amenities and facilities proposed as part of the project. References: Site Survey and Final EIR for the General Plan Update Mineral Resources Environmental Setting Based on the Master EIR, the project site is not located within an area designated to have regionally significant sand or gravel resources, as defined by the Surface Mining and Reclamation Act (SMARA). There are no other known mineral resources located on the site or near the site. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 20 project Impacts and Mitigation The Master EIR addresses impacts to earth and mineral resources in the City and outlines City policies that would preserve these resources. The site is not located in an area identified to have mineral resources and the proposed Cove Oasis Trailhead project would not have an impact on mineral resources found in the City or the surrounding area. The project would not alter the conclusions of the EIR. References: Site Survey and Final EIR for the General Plan Update Noise Environmental Setting The project site has a relatively quiet noise environment. The adjacent vacant lands and mountains provide a natural environment where even traffic noise and noise from adjacent residential activities are not audible. Based on the City's General Plan Master EIR, the site is located in an area where ambient noise levels are less than 50 dB CNEL and projected noise levels would be 50 to 60 dB CNEL. There are no freeways, airports, or railroad lines near the site, which directly generate noise impacts. The exterior noise standard of residential land uses is 60 dBA from 7 AM to 10 PM and 50 dBA from 10 PM to 7 AM. Non-residential uses have an exterior noise standard of 75 dBA from 7 AM to 10 PM and 65 dBA from 10 PM to 7 AM. The City's noise regulations also address sound trucks, advertising by sound, animal noises, nuisance noise, auctions, cabarets, and disorderly conduct. project impacts and Mitigation The Master EIR provides an evaluation of potential noise impacts associated with new development and buildout of the City. Measures to maintain acceptable noise levels include separation of noise sensitive uses and noise sources and the implementation of the City's noise control ordinance. The proposed project would comply with the City's noise ordinance and would not alter the conclusions of the EIR. The proposed project would involve minor construction activities associated with the trellis shade structures, spray tower, water feature, and drinking fountain. Other facilities (tables, restroom, signs, call box, and trash receptacles) would be broughx into the site as finished components which would be installed or placed on -site. Thus, construction noise impacts would be limited. Trail users would be subject to construction noise on a short-term and temporary basis only. Also, the nearest developments are single familly homes located approximately 1/4 mile (1,320 feet) to the south. Noise from construction activities on the site is not expected to be audible to these residences and would not violate the City's noise regulations. No significant adverse impact on noise is expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update population and Housing Environmental Setting According to the California Department of Finance, the City of La Quinta had a January 1999 population of 21,763 residents and a housing stock of 11,019 dwelling units. The project site is vacant and does not have residents or housing units. Single family homes within the Cove residential neighborhood are located I/o mile north of the site along Calle Tecate. Initial Study and EIR Addendum Cove Oasis Trailhead . J November 18, 1999 21 project Impacts and Mitigation The Master EIR evaluates the buildout population and housing stock of the City with implementation of the General Plan. The proposed project would not have any impact on population and housing and would not alter the conclusions of the EIR. Approximately 20 to 50 people (hikers and bicyclists) would use the trail and the trailhead during the peak season. These users would consist of residents of the City and visitors to the area. The proposed trailhead would have no direct impact on permanent population or the housing stock in the City. No housing units would be affected, demolished, or built as part of the project. Likewise, no increase in population in the City would occur due to the development of the Cove Oasis Trailhead. References: Grant Application, DOF Population and Housing Estimates, and Final EIR for the General Plan Update Public Services Environmental Setting As indicated in the Master EIR for the General Plan Update, the Riverside County Fire Department ity of La Quinta and the Riverside County Sheriff's Department provides fire protection services to the C provides police protection services. Limited demand for fire and police services is generated by the vacant site. The site is not developed and does not require school services. Project Impacts and Mitigation , The Master EIR addresses the demand for public services and utilities that would be expected at buildout of the City. Measures to provide adequate services include coordination with service and utility providers, parkland standards and a capital improvement program. The proposed project would coordinate with utility and service providers and would not alter the conclusions of the EIR. The site is surrounded by vacant land with no or little vegetation which could create a brush fire hazard. The proposed structures and improvements on the site are not expected to create a fire hazard. The increase in the number of persons who would use the trailhead could lead to increase in the need for police protection (burglary from the crimes Sheriff's Department. The increase in police services may be related to property bur 1ryvehicle theft, vandalism, etc.) that could occur at the site. A call box would be provided at the site to facilitate emergency response to the site during a health or safety emergency. The proposed trailhead would not generate students who would require school services. Maintenance of the trailhead would be the responsibility of the City of La Quinta since the site is City property. The City would continue existing maintenance of the site through regular visits by City personnel. With the project, these visits would be expanded to include general maintenance of the facility and collection of the trash in trash receptacles. No significant adverse impacts on public services are expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Recreation Environmental Setting The Master EIR identifies existing and proposed parks and recreational facilities in the area. The project site for the proposed trailhead is an area planted with date palms located along the Bear Creek Canyon Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 22 Trail, which runs along the Bear Creek Canyon in the Santa Rosa Mountains and connects to other dirt trails in the area. The project area currently serves as the starting point to several trails which lead into the Santa Rosa Mountains. The trails also serve as access roads to the water tanks and detention basins of the CVWD. project Impacts and Mitigation The Master EIR evaluates the City existing and future need for parks and identifies parkland standards and programs in the Park and Recreation Element. The proposed Cove Oasis Trailhead implements the Park and Recreation Element of the General Plan and would not alter the conclusions of the EIR. The proposed trailhead would improve trail use in the area by providing facilities to support hiking and trail use in the area. The trailhead itself is not expected to serve as a recreational facility (such as a picnic area) but only as a short-term stop on the way to and from the trails in the Santa Rosa Mountains. The on -site facilities include a drinking fountain, restrobm, call box, picnic tables, shade structures, benches, trash receptacles, and informational signs which all. serve to enhance the recreational enjoyment of the trailhead and the surrounding trails. The increase in use of the adjacent trails is not expected to lead to adverse impacts on these trails. Rather, the provision of facilities at the trailhead would limit such activities along the trail (i.e., trash disposal). Also, informational signs would prevent disturbance of sensitive plants and animal species in the mountains and the call box and drinking fountain would reduce public safety risks associated with trail use. The project would have a beneficial impact on recreation in the area and in the City. References: Site Survey, La Quinta General Plan, and Final EIR for the General Plan Update Transportation/Traffic Environmental Setting According to the Master EIR, Calle Tecate is a two-lane local street which serves the residential neighborhood located north of the project site. This roadway is designed to carry 3,000 vehicle trips per esiden, some trail users ize local day or less and has aspeed limit of 25 miles t at the astern er hour. Aside from end of Calle Tecate. The Sunline Transit Agency des streets to reach the dirt parking to bus services to the City and a bus stop is located approximately '/z mile from the site. Project Impacts and Mitigation The Master EIR evaluates the existing and future traffic volumes on city streets, based on buildout of the s and intersections serving the City have City. Measures to maintain acceptable levels of service at roadway been identified in the EIR and in the Circulation Element of the General Plan. The proposed Cove Oasis Trailhead would not generate a significant amount of traffic that would alter the conclusions of the EIR. The proposed trailhead is not expected to directly generate vehicle traffic since the site would not serve as a destination point. Rather, the trailhead would provide amenities to support the use of the trails that lead into the Santa Rosa Mountains. The City anticipates that 20 to 50 individuals would use the trailhead daily during the peak season. Some of these users would include hikers and bikers from the nearby neighborhood; bikers from the Bear Creek Channel bike path or the Coral Reef Mountain bicycle lane; or other residents or visitors who would be driving to the area and parking at the dirt lot on Calle Tecate or on the north side of Calle Tecate. Assuming scenario, at this roadway. f 50 vehicles or 100 trip ends on Calle Tecate is not expected to degrade the level of service Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 23 There has been no past problem with the lack of parking at the dirt parking lot. While the project may increase trail users at the site, parking is expected to be adequate at the adjacent dirt parking lot. Overflow parking may utilize the north side of Calle Tecate where parking is permitted (but is not allowed on the south side of the street). Vehicles may also use adjacent local streets for parking. However, this use would be temporary during the day and is not expected to be significant. References: Site Survey and Final EIR for the General Plan Update Utilities and Service Systems Environmental ,Setting According to the Master EIR, water and sewer services are provided by the Coachella Valley Water District. Power service is provided by Southern California Edison Company, telephone service by GTE, and gas service by Southern California Gas Company. A two-inch water line currently runs from the Calle Tecate south into the project site and provides irrigation water for the date palms. There are no sewer, power, gas, or telephone services at the site since the vacant area does not require these services. Storm drainage is generally provided by runoff flows into the adjacent detention basins. Solid waste disposal services are not needed. Project Impacts and Mitigation The Master EIR addresses the demand for public services and utilities that would be expected at buildout of the City. Measures to provide adequate services include coordination with service and utility providers, parkland standards and a capital improvement program. The proposed project would coordinate with utility and service providers and would not alter the conclusions of the EIR. The proposed trailhead would utilize the existing water line to provide water to the proposed drinking fountain and restroom at the site. Sewage disposal would be made through a septic tank system to be located near the trailhead and constructed and maintained in accordance with County Department of Environmental Health regulations. Alternatively, a sewer line may be installed from the restroom on the site to the sewer line on Avenida Madero. No power or telephone lines are proposed since the proposed project would utilize solar -powered energy for lighting and cellular technology for the emergency call box. Solid waste disposal would be made by the City's maintenance crew through a weekly collection of trash. No gas services from Southern California Gas Company are needed and thus, w ould nt be provided. flows into the adjacent detention basins. rainae would continue to be primarily through ground absorption and The small size of the facility and its limited demand of utilities are expected to have no significant adverse impacts on utility systems and services. References: Site Survey, La Quinta Municipal Code, Riverside County Department of Environmental Health, Coachella Valley Water District, and Final EIR for the General Plan Update Mandatory Findings of Significance Based on the Initial Study and the Environmental Analysis above, the following mandatory findings significance can be made regarding the potential environmental impacts of the proposed Cove Oasis Trailhead project: ® Based on the measures outlined in the EIR for the La Quints General Plan Update, the City has consulted a wildlife biologistlhorticulturist and an archaeologist to identify project -related impacts on Initial Study and EIR Addendum ? "' Cove Oasis Trailhead November 18, 1999 24 habitat areas and cultural resources on the site. The proposed Cove Oasis Trailhead would not have significant adverse impacts on the environment, with compliance with standard conditions and applicable City regulations. • The potential impact of the project on nesting habitats for migratory birds will be avoided by scheduling construction outside of the breeding season, as required by the USFWS. • The proposed Cove Oasis Trailhead would not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant immitigable impacts were identified by the environmental assessment. • The proposed Cove Oasis Trailhead would not have the potential to degrade the quality of the environment or reduce habitat for wildlife species in the area, since the project is consistent with General Plan goals, policies and objectives and other current City standards. The project does not have the potential to eliminate an important example of California prehistory, as archaeological investigation of the site has been conducted and no significant resources are located on -site. • The proposed Cove Oasis Trailhead does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, since the project would help to implement the Park and Recreation Element of the La Quinta General Plan. • The limited size of the facility and its location within a designated open space area would also preclude cumulatively significant adverse impacts when viewed with other planned developments in the area. The proposed Cove Oasis Trailhead would not result in impacts which are individually limited, but cumulatively considerable when considering planned proposed development in the immediate vicinity as the proposed project is being undertaken pursuant to the City's General Plan for which a final EIR has been certified, and no changes in conditions or circumstances, as outlined in Public Resources Code Section 21166 have occurred. • The proposed Cove Oasis Trailhead would not have environmental effects that would adversely affect the human population, either directly or indirectly, as the proposed project would develop a trailhead facility along Bear Creek Canyon Trail as contemplated in the General Plan Park and Recreation Element and analyzed in the certified General Plan EIR. CONCLUSIONS The City of La Quinta prepared an EIR for the General Plan Update (1992). The Final EIR for the General Plan Update addressed the impacts of future development within the City of La Quinta, including the development of parks and recreational facilities in the City. The EIR addresses the impacts of new development and outlines the goals and policies in the General Plan which mitigate these impacts. The Master EIR is available at the Community Development Department of the City of La Quinta at 78-495 Calle Tampico, La Quinta, CA 92253 The proposed Cove Oasis Trailhead project implements the goals, objectives, and policies of the Park and Recreation Element of the General Plan. Thus, the environmental review for the project uses the previously certified EIR for the Genanalylan zed abodaetein accordancelal environmental impacts of with Section 21157 1 of CEQA.e proposed Cove Oasis Trailhead have be yzed While the EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013) analyzes all impacts associated with future development and buildout of the City, it does not address site -specific Initial Study and EIR Addendum j Cove Oasis Trailhead November 18, 1999 25 developments such as the Cove Oasis Trailhead project. The Initial Study and Environmental Analysis provided above, which is part of this Addendum, discusses the trailhead's potential impacts. The analysis shows that compliance with standard conditions and pertinent City regulations would prevent the creation of significant adverse impacts from the project. Based on the measures outlined in the EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013), the City has consulted a wildlife biologist and horticulturist to identify project -related impacts on habitat areas. Also, the City has consulted an archaeologist regarding the proposed project and the potential cultural resources on the site. Compliance with the recommendations of these specialists would lead to no additional significant effect on the environment that was not identified in the EIR for the La Quinta General Plan Update. Also, no new mitigation measures or alternatives are required for the project. Thus, the project a covered by the EIR for the upd to and no new env ronmentalls within the docum scope of the General Plan Updatent isrequired for the project. Based on Section 15164. (a) of the CEQA Guidelines, an Addendum to an EIR is needed for this project since "changes or additions are necessary to a previously certified EIR, but none of the conditions described in Section 15162 calling for the preparation of a Subsequent EIR have occurred". This Addendum shall be attached to the Final EIR for the General Plan Update in order to incorporate the analysis of the potential impacts of the Cove Oasis Trailhead project. In accordance with Section 15164 (e) of the CEQA Guidelines, the following findings are made based on the environmental analysis above and as the basis for the preparation of this Addendum: Relative to Section 15164 (a): • This Addendum has been prepared for the proposed Cove Oasis Trailhead project and no changes to the EIR for the General Plan Update are needed which require the preparation of a Subsequent EIR (as listed in Section 15162 of the CEQA Guidelines). Relative to Section 15162 (a) (1): • The proposed project would not require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Relative to Section 15162 (a) (2): • No substantial changes occur with respect to the circumstances under which the proposed Cove Oasis Trailhead project is undertaken which would require major revisions of the previous EIR due to the involvement of new significant environment effects or a substantial increase in the severity of previously identified significant effects. Relative to Section 15162 (a) (3): No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has become known. Relative to Section 15162 (a) (3) (A): • New information obtained as part of the Initial Study and Environmental Analysis prepared above shows that the project would not have a significant effect that was not discussed in the previous EIR. Relative to Section 15162 (a) (3) (B): • EIR for the General Plan would not be any more severe Significant effects previously examined in the with the proposed project. Initial Study and EIR Addendum Cove Oasis Trailhead } November 18, 1999 26 Relative to Section 15162 (a) (3) (C): • No mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effect of the project, which the City of La Quinta declined to adopt, have been identified. Relative to Section 15162 (a) (3) (D): • No mitigation measures or alternatives which are considerably different than those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, which the City of La Quinta declined to adopt, have been identified. Relative to Section 15162 (b): • A review of the existing conditions shows that there are no changed circumstances or conditions which require preparation of a subsequent EIR. No changes to the General Plan or its circumstances have occurred and no new information that became available after certification of the EIR for the General Plan update require the preparation of a subsequent EIR, based on the findings above. The La Quinta Planning Commission shall consider this Addendum with the Final EIR certified for the La Quinta General Plan, prior to acting on the proposed Cove Oasis Trailhead project. REFERENCES 1. Final EIR for the La Quinta General Plan 1992; BRW, Inc.; October 6, 1992. 2. Recreational Trails Program Grant Application of the Cove Oasis Trailhead; City of La Quinta; October 1, 1999. 3. Memo on Black -tailed Gnatcatcher and La Quinta General Plan; Impact Sciences, Inc.; October 28, 1999. 4. Park and Recreation Element of the La Quinta General Plan; BRW, Inc.; October 1992. 5. Population and Housing Estimates; California Department of Finance; January 1999. 6. Envirofacts Database, EPA, November 1999. 7. La Quinta Municipal Code; City of La Quinta, 1996. 8. Riverside County Comprehensive General Plan; County of Riverside; 1984, as amended. 9. Bob Raskin, Riverside County Department of Environmental Health, personal communication. November 1999. 10. Phase 1 Archaeological Survey; Archaeological Advisory Group; November 1999. 11. Bob Ford, Coachella Valley Water District, personal communication, November 1999. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 27 ATTACHMENT 1 IUr i+i i I U! ! r /! t f I i 11111110 lUtt t 1UIll 111111 \I K in 00 Z7 mooage 1��tttr1111f rt11�� Ih 9 `3() ATTACHMENT 2 Historic Preservation Commission Minutes November :7, 1999 B. Archaeological lesting ana wie r Va1ua11UI1 11,C12UIL IUL i located on the north side of Eisenhower Drive, east of Coachell rive. Applicant: US Home Corporation. Archaeological Consultant: CRM T H. 1. Principal Planner Stan Sawa stated staff was rec ending this report be continued to the next meeting. 2. There being no further discussion, it as moved and seconded by Commissioners Irwin/Puente to conti ue this to the next meeting. Unanimously approved. C. Recommend t e Co u it Pa ic' do w' theHistorical Societythe Design d Cos Plaque e adit H ci da del t o to 'c Resource located at the south to s of Washington Street and 52 `d Avenue. Applicant: La Quinta Historical So iety. 1. Commissioner Irwin w' drew due to a possible conflict of interest. 2. Planning Manager 'stine di Iorio presented the information contained in the staff report, a opy of which is on file in the Community Development Department. 3. There bein no discussion, it was moved and seconded by Commissioners Puente tchell to adopt Minute Motion 99-028 recommending to the City Counc' • financial and other participation in the Tradition plaque, with the doll amount not to exceed $500.00. Unanimously approved. Commissioner Irwin joined the Commission. D. Phase I Archaeological Assessment for the Proposed Palm Oasis Trailhead Project: located at the south end of the La Ouinta Cove area. Applicant: City of La Qumta. Archaeological Consultant: Archaeological Advisory Group (James Brock) 1. 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. Commissioner Mitchell stated, based on the report, this project would not have any impact on cultural resources. 3. Commissioner Irwin agreed and stated the area had been subjected to so many floods over the years that the likelihood of anything being found was unlikely. CAMy Documents\WPD0CS\HPC11-17-99.wp3 Historic Preservation Commission Minutes November 17, 1999 4. Chairman Wright stated this was a good project and he supported it. He agreed that a lot of excavation work has been done in this area and the probability of anything being found was minimal. 5. There being no further discussion, it was moved and seconded by Commissioners Mitchell/Puente to adopt Minute Motion 99-029 accepting the Phase I Archaeological Assessment for the Proposed Palm Oasis Trailhead project. the Historical Society Museum; located at the southeast corner of Montezuma and Avenida Mendoza. Applicant: City of La Quinta. 1. Commissioner Irwin withdrew due to a possible conflict of 2. Assistant City Manager Mark Weiss presented the infonAtion contained in the staff report, a copy of which is on file in the Co unity Development Department. 3. Mr. Joe Irwin, representing the La Quinta H' torical Society, stated the Society has planned a public meeting on Dec ber 2' to seek input. As of now the Society has no position regarding a issues mentioned as they had not had time to formulate any ideas. Th e current vision has been to pay off the mortgage, but have come to r ize the City has both the financial and human resources to bring more ings to pass than they would be able to. After the public meeting the oard will meet and make a decision. 4. Commissioner Mitchell state ne of the biggest issues has been what to do with the artifacts collecte from of the surveys being required. Is the Society going to be a cu tion facility? Mr. Irwin stated it is part of their vision. Should the pl with the City go forth, they would want to transfer title of the Muse to the City and lease it back from the City. Commissioner Mit ell asked if they would want to work with College of the Desert or the ew four year college. Mr. Irwin stated they had given no thought -to the atter. Commissioner Mitchell stated he was looking for partners to he out financially. 5. Planning anager Christine di Iorio asked the Commission to review the staff rep and go over each issue. a. Publically owned facility - Commissioner Mitchell stated the Museum should be governed by a government facility as there are State and Federal guidelines to follow in regard to curation. He CAMy Documents\WPDOCS\HPCI I-17-99.wpd -4- x DATE: CASE: APPLICANT: REQUEST: LOCATION: BACKGROUND: PLANNING COMMISSION STAFF REPORT NOVEMBER 23, 1999 CAPITAL IMPROVEMENT PROJECT ENVIRONMENTAL ASSESSMENT 99-360 COVE OASIS TRAILHEAD CITY OF LA QUINTA 98-18 AND CERTIFY THE ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR THE 1992 GENERAL PLAN UPDATE SOUTH OF CALLE TECATE The City Council at its September 21, 1999 meeting adopted Resolution 99-128 approving an application for a Recreational Trails Program grant to develop a trailhead at the Cove Oasis, located south of Calle Tecate (Attachment 1). The City is pursuing a State Department of Parks and Recreation Grant under the Transportation Equity Act for 21s' Century (TEA-21). A Professional Services Agreement was approved by City Council in October, 1999 to provide design services for the Trailhead project. Grant awards are anticipated to be announced in the Spring of 2000 which will coincide with the construction schedule for the Cove Oasis Trailhead. The Historic Preservation Commission at its November 17, 1999 meeting accepted the Phase I Archaeological Assessment of the proposed project area. No further archaeological work is required (Attachment 2). Project Description The proposed project incorporates the existing stand of Date Palms planted two years ago approximately 1\4 mile south of Calle Tecate. The project proposes the provision of a number of amenities and facilities at the trailhead, including picnic tables, shade structures, a water feature, drinking fountain, emergency telephone (call box), restroom, trash receptacles, lighting and informational signs. Shade trees, shrubs and groundcover would also be provided at scattered locations on -site. In addition, informational and directional signs would be provided at the dirt parking lot on Calle Tecate and along the edges of the loop trail at the base of the mountains. Detailed design plans are currently underway. PApccove oasismpd Environmental The City of La Quinta prepared an Environmental Impact Report for the General Plan Update(1992). The Final EIR for the Update addressed the impacts of future development, including the development of parks and recreational facilities. This proposed project implements the goals, objectives and policies of the Park and Recreation Element of the General Plan. Thus, the environmental review for this project uses the certified EIR for the General Plan Update. However, the EIR does not address site -specific details of the Cove Oasis Trailhead. Therefore, an Addendum was prepared to analyze any potential impacts and it shows complies with standard conditions and City regulations. RECOMMENDATION: By Planning Commission Resolution 99- certify the Addendum to the Environmental Impact Report for the 1992 General Plan Update. Attachments: 1. Location Map 2. Historic Preservation Commission Minutes of its November 17, 1999 meeting Prepared and Submitted by: Christine di lorio, Planning Manager PApccove oasismpd PLANNING COMMISSION RESOLUTION 99 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA CERTIFYING AN INITIAL STUDY/EIR ADDENDUM FOR A FINAL ENVIRONMENTAL IMPACT REPORT FOR THE 1992 GENERAL FLAN UPDATE FOR THE COVE OASIS TRAILHEAD ENVIRONMENTAL ASSESSMENT 99-360 CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 231 day of November, 1999, hold a public meeting to consider the Environmental Assessment of the Cove Oasis Trailhead; and WHEREAS, the applications complied with the requirements of "The Rules to implement the California Environmental Quality Act of 1970" (as amended: Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study; and WHEREAS, it is the determination of the Community Development Director that the proposed application implements the General Plan for which an Environmental Impact Report was certified by the City Council (State Clearinghouse No. 91122013) in October, 1991, and that, pursuant to Public Resources Code 21090, no further environmental review is necessary beyond analysis of project -specific impacts. The Community Development Department has prepared an Addendum to the EIR. No changed circumstances or conditions exist which require preparation of a subsequent EIR, pursuant to Public Resources Code 21166; and WHEREAS, the Planning Commission has considered the EIR for General Plan Update and Addendum thereto; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. Based on the measures outlined in the EIR for the La Quinta General Plan Update, the City has consulted a wildlife biologist/horticulturist and an archaeologist to identify project -related impacts on habitat areas and cultural resources on the site. The proposed Cove Oasis Trailhead would not have significant adverse impacts on the environment, with compliance with standard conditions and applicable City regulations. CAMy Documents\WPDOCS\ResoPc EA 99-360.wpd Planning Commission Resolution 99- Environmental Assessment 99-360 2. The potential impact of the project on nesting habitats for migratory birds will be avoided by scheduling construction outside of the breeding season, as required by the USFWS. 3. The proposed Cove Oasis Trailhead would not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigable impacts were identified by the environmental assessment. 4. The proposed Cove Oasis Trailhead would not have the potential to degrade the quality of the environment or reduce habitat for wildlife species in the area, since the project is consistent with General Plan goals, policies and objectives and other current City standards. The project does not have the potential to eliminate an important example of California prehistory, as archaeological investigation of the site has been conducted and no significant resources are located on -site. 5. The proposed Cove Oasis Trailhead does not have the potential to achieve short- term environmental goals, to the disadvantage of long-term environmental goals, since the project would help to implement the Park and Recreation Element of the La Quinta General Plan. 6. The limited size of the facility and its location within a designated open space area would also preclude cumulatively significant adverse impacts when viewed with other planned developments in the area. The proposed Cove Oasis Trailhead would not result in impacts which are individually limited but cumulatively considerable when considering planned proposed development in the immediate vicinity as the proposed project is being undertaken pursuant to the City's General Plan for which a final EIR has been certified, and no changes in conditions or circumstances, as outlined in Public Resources Code Section 21166 have occurred. 7. The proposed Cove Oasis Trailhead would not have environmental effects that would adversely affect the human population, either directly or indirectly, as the proposed project would develop a trailhead facility along Bear Creek Canyon trail as contemplated in the General Plan Park and Recreation Element and analyzed in the certified General Plan EIR. APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23' day of November, 1999. C:\My Documents\WPDOCS\ResoPc EA 99-360.wpd Planning Commission Resolution 99- Environmental Assessment 99-360 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California CAMy Documents\WPDOCS\ResoPc EA•99-360.wpd INITIAL STUDY EIR ADDENDUM FOR THE COVE OASIS TRAILHEAD CAPITAL IMPROVEMENT PROJECT 98-18 ENVIRONMENTAL ASSESSMENT 99-390 ADDENDUM TO FINAL, EIR FOR THE LA QUINTA GENERAL PLAN UPDATE (SCH NO.91122013) Prepared for: CITY OF LA QUINTA Prepared by: DAVID EVANS AND ASSOCIATES, INC. November 12, 1999 1. Project Title: Cove Oasis Trailhead 2. Lead Agency Name and Address: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Christine di Iorio Phone Number: (760) 777-7125 4. Project Location: 1/4 mile south of Calle Tecate La Quinta, California 92253 5. Project Sponsor's Name City of La Quinta and Address: Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 6. General Plan Designation: Open Space 7. Zoning: Open Space 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.) The proposed Cove Oasis Trailhead project involves the development of a trailhead facility at an area planted with date palms, located east of a small hill, and along the Bear Creek Canyon Trail. This area is located at the toe of the Santa Rosa Mountains and is approximately 1/4 mile south of Calle Tecate. The project proposes the provision of a number of amenities and facilities at the trailhead, including picnic tables, shade structures, a water feature, drinking fountain, emergency telephone (call box), restroom, trash receptacles, lighting, and informational signs. Shade trees, shrubs, and groundcover would also be provided at scattered locations on -site. In addition, informational and directional signs would be provided at the dirt parking lot on Calle Tecate and along the edges of the loop trail at the base of the Mountains. 9. Surrounding Land Uses and Setting: The project site is located at the southwestern section of the City of La Quinta, south of an existing residential community (known as the Cove). The site is vacant land which is currently used as access to several trails that lead into the Santa Rosa Mountains. Approximately 39 date palms are planted at the proposed site of the Cove Oasis Trailhead. Adjacent land uses are: North — Calle Tecate and single family homes on Calle Tecate East — Calle Tecate Detention Basin, CVWD water tank and vacant land South —Training dike and vacant land within the Santa Rosa Mountains with trails and open space West — Upper Bear Creek Detention Basin, vacant land and small hill 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement): SECTION 4: LIST OF REFERENCES A grant application for the project has been filed with the California Department of Parks and Recreation. 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. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils ❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use ; Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities / Service Systems ❑ Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 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 revisions in the project have been made by or agreed to by the project proponent. 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 "potentially significant impact" or "potentially significant unless mitigated" impact 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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 191 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 or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or Negative Declaration for the Project Date 4-2 SECTION 4: LIST OF REFERENCES NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project and nothing further is required. Signature CHRISTINE DI IORIO Printed name November 18, 1999 Date COMMUNITY DEVELOPMENT DEPARTMENT Department Negative Declaration for the Project Date 4-3 SECTION 4: LIST OF REFERENCES 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 referenced 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) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact". The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses", may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures 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. 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. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. Negative Declaration for the Project Date 4-4 SECTION 4. LIST OF REFERENCES 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance Negative Declaration for the Project Date 4-S SECTION 4: LIST OF REFERENCES I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nort-agricultural use? III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Less Than Significant Potentially with Less nian Significant Impact Mitigation Incorporated Significant Impact No Impact ❑ ❑ K ❑ ❑ ❑ ❑ K ❑ ❑ ■ ❑ ❑ Cl K ❑ Negative Declaration for the Project Date 4-6 ❑ ❑ ❑ in ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ SECTION 4: LIST OF REFERENCES Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact d) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ ❑ number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or ❑ ❑ K ❑ through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian ❑ ❑ ❑ ■ habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? . c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ K wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native ❑ ❑ ❑ resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances ❑ ❑ ❑ protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ ■ Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance ❑ ❑ ❑ ■ of a historical resource as defined in Section 15064.5? b) Cause a substantial adverse'change in the significance ❑ ❑ ❑ K of an archaeological resource pursuant to Section 15064.5? c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ resource or site or unique geologic feature? Negative Declaration for the Project Date 4-7 SECTION 4: LIST OF REFERENCES d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18- 1- B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available -for the disposal of wastewater? VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less Than Significant Potentially with Less Thai Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑ Negative Declaration for the Project Date 4-8 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ a ❑ ❑ ■ No Impact In ■ ❑ ❑ a ❑ ❑ a ❑ ❑ ■ SECTION 4: LIST OF REFERENCES d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ ❑ K Negative Declaration for the Project Date 4-9 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ■ ❑ ❑ ❑ ■ SECTION 4: LIST OF REFERENCES e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Potentially with Less Than Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ a ❑ Negative Declaration for the Project Date 4-10 ❑ ❑ ❑ r ❑ ❑ ❑ ❑ ❑ a ❑ ❑ ❑ ❑ 19 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ K ❑ ❑ ❑ ■ ❑ ❑ ❑ K SECTION 4: LIST OF REFERENCES Less Than Significant Potentially with Less Than Significant • Impact Mitigation Incorporated Significant Impact No Impact b) Exposure of persons to or generation of excessive ❑ ❑ ❑ ■ groundbome vibration or groundbome noise levels? c) A substantial permanent increase in ambient noise ❑ ❑ ❑ levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient ❑ ❑ ❑ noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, ❑ ❑ ❑ where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, ❑ ❑ ❑ would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either ❑ ❑ ❑ directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, ❑ ❑ ❑ necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ ❑ Police protection? ❑ ❑ ❑ Schools? ❑ ❑ C t Parks? ❑ ❑ ❑ Other public facilities? ❑ ❑ ❑ ■ Negative Declaration for the Project Date 4-11 SECTION 4: LIST OF REFERENCES XIV. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES & SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities. the construction of which could cause significant environmenta! effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less Than Significant Potentially with Less'I1ian Significant Mitigation Significant No Impact Impact Incorporated Impact ❑ ❑ K ❑ ❑ ❑ ❑ a Negative Declaration for the Project Date 4-12 ❑ ❑ ■ ❑ ❑ ❑ ❑ ❑ ❑ K ❑ ❑ ❑ ❑ E SECTION 4: LIST OF REFERENCES d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Potentially with Less Than Significant Mitigation Signitcam No Impact Impact Incorporated Impact ❑ ❑ a ❑ ❑ ❑ ❑ III Negative Declaration for the Project Date 4-13 ❑ ❑ IR ❑ ❑ ❑ ❑ a ❑ ❑ ❑ a ❑ ❑ K ❑ ❑ ❑ ❑ K ENVIRONMENTAL ANALYSIS INTRODUCTION The proposed Cove Oasis Trailhead use throughout the project involves construction of a trailhead in the City of La Quinta and is an action anticipated in the la Quinta General Plan (1992). The La Quinta General Plan provides a comprehensive framework which serves to guide the growth and development of the City. The General Plan includes goals and policies addressing land use, housing, transportation and circulation, open space, public safety, resource conservation, public facilities, and economic development. The proposed Cove Oasis Trailhead project implements the General Plan through the provision of recreational opportunities for residents of the City. The project is consistent with applicable elements of the La Quinta General Plan, including the Land Use, Circulation, Open Space, and Park and Recreation Elements. The project site is designated as Open Space in the General Plan and is located within the area designated for a 16.5-acre community park (Cove Community Park). This project would serve as a step towards the development of facilities to support the recreational use of open spaces and trails in the surrounding area. Thus, the proposed Cove Oasis Trailhead project would provide a community recreational facility and would contribute to fulfilling the City's need for parks and recreational facilities. The Park and Recreation Element refers to the development of a Trails System Master Plan for the City. While this master plan has not been developed, the proposed trailhead would support the existing trails that are found in the area and a future trail system that would be provided in the City. The proposed trailhead would improve existing linkages between park facilities, trails, and open space areas in the City, implementing this goal of the General Plan's Park and Recreation Element. A Master Environmental Impact Report (EIR) was prepared for the La Quinta General Plan and was certified by the La Quinta City Council on October 1992. The Master EIR addresses issues focusing on potential impacts associated with future development in the City and determined that, at buildout, implementation of the General Plan has the potential to result in potentially significant, but mitigable impacts associated with land use, earth, water, biota, cultural resources, aesthetics, public services and utilities, traffic/circulation, noise and air quality. The Cove Oasis Trailhead project is a discretionary action requiring approval by the La Quinta Planning Commission and meets the definition of a project under the California Environmental Quality Act (CEQA). The Master EIR for the General Plan update was reviewed to determine if the proposed project and its impacts have been adequately addressed in the EIR. In accordance with Section 21157.1 of the California Environmental Quality Act (CEQA), this Initial Study analyzes the impacts of the proposed trailhead project and determines that environmental effects of the proposed Cove Oasis Trailhead have been analyzed and addressed in the Master EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013). In cases where a Lead Agency can determine that, with the addition of only minor technical changes or additions, a previously certified EIR adequately evaluates the potential environmental effects of the current action, then an Addendum to the original EIR can be prepared (CEQA Guidelines Section 15164). Therefore, as supported by the discussion included in this Initial Study, the City of La Quinta has prepared this Addendum to the La Quinta General Plan Update EIR. ENVIRONMENTAL SETTING The project site for the proposed Cove Oasis Trailhead is located at the southwestern section of the City of La Quinta, at the toe of the Santa Rosa Mountains. The project site is part of a 114.35-acre land that was deeded by the Coachella Valley Water District (CVWD) to the City of La Quinta. The site is part of a Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 12 floodplain that was graded by the CVWD in 1985-1986 for the provision of two detention basins at the mouths of the Bear Creek and the Upper East La Quinta Channel. Bear Creek Canyon Trail currently runs from Bear Creek Channel and the Bear Creek Channel bike path at Calle Tecate, south towards the Sahta Rosa Mountains. At an area along Bear Creek Canyon Trail and just east of a small hill, a number of date palms were transplanted here in 1996. This area is referred to as the Cove Oasis. The proposed Cove Oasis Trailhead would be located approximately 'A mile south of Calle Tecate and the residences along this street. It would be surrounded by vacant land on all four sides. The Coral Reef Mountain is found farther east of site, and the Santa Rosa Mountains National Scenic area is found farther south. A training dike runs along the base of the Santa Rosa Mountains, approximately 600 feet south of the site. Several dirt trails that lead into the Santa Rosa Mountains are currently found in the area. These include the Bear Creek Canyon trail which extends southwest from the Bear Creek Channel and runs along the site. The Coral Reef Mountain Bicycle Lane runs along the south side of Calle Tecate, just north of the site. At the western end of Calle Tecate, this bicycle lane joins the Bear Creek Channel bike path, which runs north along Bear Creek, north of Calle Tecate. The Lake Cahuilla Trail, the Boo Hoff Trail, the Morrow Trail, and the Guadalupe Trail are found near the site and would be served by the proposed trailhead. PROJECT DESCRIPTION The proposed Cove Oasis Trailhead is planned as a fully developed trailhead facility, with a complete set of amenities for users of the nearby trails. On -site facilities would include three trellis shade structures with picnic tables beneath the structures. Boulders which may be utilized as benches would be located at appropriate locations throughout the trailhead site. These boulders would be taken from the surrounding area or from the general vicinity. A drinking fountain would also be provided, as well as an emergency telephone call box. A self-cleaning restroom would also be provided at the site. Trash receptacles of natural stone would be located throughout the site. Electrical outlets and lights would also be provided for small appliances and for nighttime use. In addition, a water feature (bubbling rock) would be provided on -site and a spray head to cool off visitors would be located nearby. Shrubs and groundcover to serve as accent plants would be provided around the water feature and scattered 36-inch box trees would be planted at isolated areas to complement the existing date palms. Plant tags would accompany the different plant materials. Directional signs and informational signs would include information panels on flora, wildlife, and the history of the trails in the area, directions to major topographical features, a compass, a thermometer, and drinking water needs for hikers. A dirt parking lot that is accessible from the eastern end of Calle Tecate is surrounded by boulders and can accommodate approximately 10 cars. The proposed project would also involve the provision of directional signs at the parking lot and the placement of boulders along a planned trail from the parking lot to the proposed trailhead. No other improvements to the trail or the dirt parking lot are proposed. In an effort to provide a natural environment, the proposed improvements shall be designed with natural materials, native plant species, and the materials typically found in the desert landscape. Trail signs/mile markers made of native rock materials would be placed along the Bear Creek Canyon Trail. No impervious paved areas are proposed, and no turf grasses would be planted. Lighting proposed on -site would be solar -powered, and the telephone would utilize cellular technology. This would eliminate the need to extend power and telephone lines to the project site, and would avoid the need for overhead poles/underground lines. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 13 INITIAL STUDY DISCUSSION Issues discussed in this Addendum pertain directly to the proposed Cove Oasis Trailhead project's site - specific impacts. This section of the EIR Addendum addresses the potential environmental impacts of the proposed project and discusses the responses to the Initial Study Checklist. The issues identified as "No Impact" require no further discussion and are only briefly discussed below. On other issues, a brief discussion of the existing conditions is provided, along with the potential changes that would occur with the proposed Cove Oasis Trailhead project. An explanation on why impacts were found to be insignificant or which have been addressed in an earlier EIR and found to be adequate are also provided in the discussion below. Aesthetics Environmental Setting The project site is an approximately, 1.0 acre area at the toe of the Santa Rosa Mountains and along the Bear Creek Canyon Trail. The site has been planted with approximately 39 30- to 40-foot tall date palms. The Bear Creek Canyon Trail is a dirt trail which extends from the western end of Calle Tecate, south for approximately A mile to the site, and farther southwest into the mountains. A small hill is located just west of the trailhead site and farther west and south are a detention basin, dirt trails, and the open space areas of the Santa Rosa Mountains. East of the trailhead site are vacant land, dirt trails, a detention basin, a water tank, and the Coral Reef Mountains. Boulders line the south side of Calle Tecate, as well as the perimeter of the dirt parking lot located south of the eastern end of Calle Tecate. There are no light sources on the Cove Oasis Trailhead site or immediately along the trails. Views from the site include the Santa Rosa Mountains to the west and south and the Coral Reef Mountains to the east. The nearby residential development and urban development in the City of La Quinta, including the San Bernardino Mountains farther north, are also visible from the site. The surrounding mountains provide a backdrop for the valley areas of the City and represent a major visual resource in the City. However, the location, size and elevation of the project site at the toe of the mountains hide it from public views from most areas of the City and From nearby streets. No streetscape image corridors are located near the site or have views of the site, as identified in the La Quinta General Plan. Project Impacts and Mitigation The Master EIR addresses aesthetics and the changes in the visual and physical qualities of the City at buildout of the General Plan. Measures to prevent negative aesthetic impacts include policies in the General Plan which address the undergrounding of utility lines, street corridors and scenic vistas, urban design standards and landscape design. The proposed project would not alter the conclusions of the Master EIR. The proposed trailhead would introduce several new facilities and structures to the site. These include shade structures over picnic tables, rock benches, drinking fountain and water feature, self-cleaning restroom, call box, trash receptacles, and informational signs. Trees and shrubs would be planted at isolated areas. These structures would change the visual quality of the vacant site to a more developed facility. However, these amenities would be constructed of rock or natural materials to complement the natural quality of the site and the surrounding mountains. Also, the proposed shade structures would be approximately 10 feet tall and would not extend beyond the height of the existing date palms. Since the site is at the toe of the Santa Rosa :Mountains and at a slightly higher elevation than Calle Tecate, the proposed trailhead would not be highly visible from Calle Tecate and the nearby residential neighborhood. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 14 The proposed project would include the provision of lights at the trailhead to allow for their nighttime use. These lights would consist of solar -powered lamps around the shade structures and trees. The site is located 'A mile from the residences on Calle Tecate. The area between the homes and the site rises slightly, hiding the site from public views on the street. The low wattage of the lights and their distance from the nearest residence would preclude light intrusion and spillover effects. No outdoor lights are proposed at the dirt parking lot, avoiding potential effects to residents across the street. The City regulates outdoor lighting to ensure that no detrimental effect on astronomical observations is created; no inefficient use of energy resources occurs; and no public nuisance or safety hazards is created. Lights at the trailhead shall be designed and shielded ,where necessary, in accordance with City regulations. Also, all lights would be turned off by 10 PM, unless the site is in use after such time for organized events. No significant adverse impacts relating to aesthetics are expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Agriculture Resources Environmental Setting The project site in not in agricultural production, nor are there agricultural lands or land designated or zoned for agricultural use on or near the project site. Also, the site and the surrounding area does not contain prime agricultural soils. Project Impacts and Mitigation The Mater EIR addresses the potential for significant impacts associated with the conversion of agricultural lands to urban development. Measures to maintain the rural character of the City through the Rural Residential Overlay and landscaping standards are included as policies in the General Plan. The proposed project would not alter the conclusions of the Master EIR. The site is not in agricultural use and the proposed trailhead would not affect any agricultural lands in the area. References: Site Survey and Final EIR for the General Plan Update Air Quality Environmental Setting According to the Master EIR, the Coachella Valley, including the City of La Quinta, has a desert climate characterized by extreme summer heat, cool winter nights, low precipitation and low humidity. Annual rainfall is less than 6 inches per year and occurs mostly in winter and late summer. Summer temperatures exceed 100 degree Fahrenheit for four months each year with summer nighttime temperatures in the mid- 70's. Gusty winds during spring and early summer contribute to airborne particulates (PM-10) and high ozone levels. Blowsand hazards associated with strong winds are present at the northern section of the City, but not within the project site. The air quality analysis in the Master EIR concluded that vacant land, agricultural activities and other ground disturbance lead to high PM-10 levels in the Coachella Valley. The Valley is a non -attainment area for PM-10 and the City participates in the regional effort to mitigate PM-10 through dust control plans for all construction projects and a street cleaning program. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 15 Project Impacts and Mitigation The Master EIR addresses air quality and new sources of pollutant emissions that would accompany future development in the City. The General Plan includes an Air Quality Element which outlines the City policies and programs for maintaining air quality standards. The proposed project supports the Air Quality Element by supporting an alternative form of travel and would not alter the conclusions of the Master EIR. The proposed trailhead would involve the construction of three shade structures on the site and the provision of other amenities and facilities. These facilities (trellises, drinking fountain, spray tower, and water feature) involve limited construction or ground disturbance activities during the estimated 90- to 120- day construction period. Many of the facilities (tables, trash receptacles, restroom, call box, signs) would be pre -fabricated at off -site locations and would only involve installation at the site. The proposed project is not expected to directly generate vehicle trips. Rather, it would serve hikers and bicyclists using the nearby trails into the Santa Rosa Mountains. There are no sensitive receptors in the area, and the project is not expected to generate objectionable odors. In accordance with City regulations and as presented in the Master EIR, a fugitive dust mitigation plan would need to be developed for the project. This plan would identify measures to reduce fugitive dust nuisance during construction, and may include watering of disturbed surface areas; chemical stabilization of unpaved roads and vehicle parking'areas, installation of fencing around disturbed surface areas, installation of wheel washers , etc. No adverse impacts on air quality are expected from the proposed trailhead project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Biological Resources Environmental Setting The project site and the surrounding area were graded in 1985 to 1986 for the construction of the adjacent detention basins. The project site has approximately 40 date palms which were replanted from another site in 1996. In addition, tamarisk and tumbleweeds are found under the palms. According to the Master EIR, there are no native or sensitive plant species on the site. Animals in the area include small mammals and reptiles commonly found in scrub and desert transition areas. The project area is located east of the habitat range of the Peninsular Bighorn Sheep and is west of the Santa Rosa Mountains State Game Refuge - an area designated for protection of the Peninsular Bighorn Sheep. The project area is considered possible habitat of the Magic Geko and is located in an area identified in the La Quinta General Plan as a potential habitat area for the black -tailed gnatcatcher. The geko and gnatcatcher are not listed as threatened or endangered under the state or federal endangered species act, but the black - tailed gnatcatcher is protected under the California Fish and Game Code and the Migratory Bird Treaty Act. There are no wetlands or riparian courses on the site or adjacent to the site. The project site is located outside the habitat range and reserves for the Coachella Valley fringed -toed lizard, as identified in the Habitat Conservation Plan for this species. Project Impacts and Mitigation The Master EIR addresses biological resources and the impact of urban development on the resident indigenous plant and animal communities in the area. Measures to prevent adverse impacts include open Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 16 space designations for sensitive areas and consultation with biologists for individual development projects. The proposed project complies with these measures and would not alter the conclusions of the Master EIR. The proposed trailhead would include the planting of shade trees and accent shrubs at scattered locations on the site. Native plant species would be selected to reflect the natural environment and plant diversity at the nearby Santa Rosa Mountains. The existing date palms would not be disturbed as part of the project. There are no sensitive animal species found on the site. However, the area is located within the habitat range of the black -tailed gnatcatcher. The EIR for the General Plan update calls for the review of developments by a wildlife biologist and horticulturist to identify project -related impacts on habitat areas. The City has consulted a biologist regarding the proposed project and the black -tailed gnatcatcher. The biologist has indicated that the black -tailed gnatcatcher is not listed as endangered or threatened under the federal and state Endangered Species Act but is protected under the California Fish and Game Code and the Migratory Bird Treaty Act. The direct harm or destruction of individual birds, their eggs, or active nests would be a potential violation of these regulations. In order to avoid the potential for adverse impacts to the black -tailed gnatcatcher and other migratory birds, as a condition of approval, construction activities should be scheduled between August to March, which is outside the breeding season. If construction would occur between April and July, a survey should be conducted prior to construction activities to determine the presence of the black -tailed gnatcatcher or their nests within the scrub vegetation on the site. If bird nests are found, no construction should be conducted within a 100-foot radius of the nests. Otherwise, a permit from the USFWS should be obtained prior to the destruction of nests. The additional trees, shrubs, and groundcover that would be planted as part of the project would provide habitat areas for animal species in the area. The proposed project would also include the provision of informational signs, which would provide information on native and sensitive plants and animals in the area. This information would provide trail users with knowledge and a greater respect for sensitive species and their habitats. References: Black -tailed Gnatcatcher Memo, Site Survey, and Final EIR for the General Plan Update Cultural Resources Environmental Setting As described in the General Plan Update EIR, the City of La Quinta is located within the area formerly occupied by the ancient Lake Cahuilla and is known to have rich deposits of archaeological and historic resources. The project site is located at the south end of the La Quinta Cove area. The records search for the site indicates that the site has not been previously surveyed for cultural resources and that no cultural resources have been identified on or near the site. The project site was graded in 1985 to 1986 as part of the construction of the nearby detention basins and training dike. Also, date palms were replanted on the site in 1996. Thus, no in -situ archaeological resources are expected on the site. A field reconnaissance further indicated that no archaeological/historical sites are present on the site. Project Impacts and Mitigation The Master EIR addresses cultural resources and the impact of urban development on cultural resources in the City. Measures to prevent adverse impacts include open space designations for historic and culturally sensitive areas, and preservation of historic sites and structures. The EIR for the General Plan update also calls for the review of developments by an archaeologist to identify project -related impacts on cultural resources. The City has consulted an archaeologist regarding the proposed project and the potential cultural Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 17 resources on the site. The archaeologist has indicated that no cultural resources are present on or near the site and no adverse impacts on cultural resources are expected with the proposed trailhead facility. The proposed project would not alter the conclusions of the Master EIR. The proposed trailhead would not affect any archaeological or historical resources in the City or the surrounding area. The project would involve the provision of informational signs which would include a history of the area and the historic use of the trails. References: Site Survey, Phase 1 Archaeological Survey, and Final EIR for the General Plan Update Geology and Soils Environmental Setting According to the Master EIR, the project site is located at the toe of the Santa Rosa Mountains, and at a slightly higher elevation than Calle Tecate. The site is within the hillside terrace zone, which is comprised of alluvial fans and stream deposits from the Santa Rosa Mountains. On -site soils consist of a combination of stony, sandy alluvium and loose cobbles and stones (sands and granite and metamorphic rocks). The site was graded in 1985 to 1986 as part of the construction of the detention basins and training dike at the Cove. There are several earthquake faults which cross the City although no fault is known to traverse near the site. The site is located with groundshaking zone III and is located approximately 8 to 10 miles of an active earthquake fault. There are no identified liquefaction, erosion, or blowsand hazards on the site. Project Impacts and Mitigation The La Quinta General Plan Update EIR provides an evaluation of potential impacts associated with geological and soil resources in the City. Measures to protect these resources include open space designations for areas with geologic constraints, and seismic and grading standards which have been incorporated into the General Plan. The proposed project would comply with applicable measures and would not alter the conclusions of the EIR. The facilities planned at the proposed trailhead would not lead to extensive grading and would maintain the existing topography of the site. Permeable ground materials would be used and foundations would be limited to the foundations for the shade structures and the restroom. The only structures proposed are the trellis shade structures and the restroom. These structures are considered low risk facilities and are not essential or critical during an earthquake event. The shade structures and restroom would also be designed in accordance with the Uniform Building Code regarding seismic design and expansive soils and are not expected to create a significant safety hazard to users during earthquakes. Septic tank systems are currently utilized at the Cove residential neighborhood, directly north of the site, although sewer lines have been installed for connection by new development. Thus, the on -site soils are expected to be capable of supporting the use of septic tanks. The septic tank system for the restroom at the trailhead is not expected to have any adverse impact on geology in terms of the disposal of wastewater. No significant adverse impacts related to geology and soils are expected from the project. References: Site Survey, Riverside County Comprehensive General Plan, and Final EIR for the General Plan Update Hazards and Hazardous Materials Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 18 Environmental Setting Although this issue was not addressed in the Master EIR, the site is vacant and there are no hazardous material users on or near the site. The nearest reported hazardous material handlers include a mini -mart, hardware stores, an automobile repair shop, cleaners and a hotel along Calle Tampico, Eisenhower Boulevard, Washington, and Highway 111. These users are located more than 2 miles from the site. Project Impacts and Mitigation The proposed trailhead would not generate, utilize, or dispose of hazardous materials. Hazardous materials used during construction would be limited to paint, solvents and cleaners in limited quantities and which would be removed from the site and disposed of by contractors in accordance with County, State, and federal regulations. Fertilizer use would be limited to the time of planting only and would not be regularly used for landscaping on -site. Thus, no hazards or hazardous material impacts are expected from the proposed trailhead. References: Site Survey, EPA Envirofacts Database, La Quinta Municipal Code, and Final EIR for the General Plan Update Hydrology and Water Quality Environmental Setting According to the Master EIR, the City of La Quinta is underlain by the Coachella Valley Groundwater Basin, which is utilized by the Coachella Valley Water District to supply domestic water to the City and the surrounding areas. Other water sources for the City include imported water from the Colorado River through the MWD. The runoff flows from the Santa Rosa Mountains flow north and northeast through the site toward the nearby detention basins. The runoff flows to the training dike at the base of the mountains and south of the project site. The dike directs flows toward the Upper Bear Creek detention basin (northwest of the site) and the Calle Tecate Detention Basin (northeast of the site). Although these detention basins are designated as areas within the 100-year floodplain and the Cove residential neighborhood is located within the 500-year floodplain, the site itself is located outside the boundaries of the flood plain. Project Impacts and Mitigation The Master EIR evaluates potential impacts associated with changes in hydrology and demand for groundwater resources due to future development in the City. Measures to protect water resources include coordination with the Coachella Valley Water District on water conservation, water service and drainage facilities. The proposed project would not alter the conclusions of the EIR since the proposed trailhead would not change the drainage patterns in the surrounding area. While some impervious surfaces may be created on the site, the extent of these areas would be limited to the foundations beneath the three shade structures and the restroom. The trailhead would not be paved and existing ground conditions would essentially remain the same, except for the foundations identified above and isolated areas planted with shade trees and accent shrubs and groundcover. The trailhead is an outdoor facility and runoff flows during heavy rains are not expected to create hazards to its users. The structures would also be designed to withstand flooding associated with runoff flows from the Santa Rosa Mountains. Since the structures would not be used for residence or employment, evacuation of the site during floods would be easy. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 19 As indicated earlier, fertilizer use would be limited to the time of planting and would not be regularly used. Discharge from the restroom would be directed to a septic tank for the disposal of wastewater. This septic tank would be constructed in accordance with pertinent regulations of the Uniform Plumbing Code and the County Department of Environmental Health. Effluent from the wastewater would be disposed of at an adjacent seepage pit also designed according to pertinent health regulations. Alternatively, a sewer line may be installed from the site, north along the existing dirt trail, towards the CVWD sewer line at the southern end of Avenida Madero (at the western end of Calle Tecate). Wastewater at this line would be conveyed to the Thermal Plant for treatment. Thus, no hazards to public health would be created by the proposed project. References: Site Survey, Coachella Valley Water District, and Final EIR for the General Plan Update Land Use and Planning Environmental Setting The Cove Oasis is an area that has been planted with 30- to 40-foot high date palms. The site is located along the Bear Creek Canyon Trail and just east of a small hill. The site is surrounded by vacant land and is 'A mile from the nearest single-family homes within the Cove neighborhood. According to the Master EIR, the project site is designated as Open Space in both the La Quinta General Plan Land Use Policy Diagram and the City's Zoning Map. In addition, the site is surrounded by land designated as Open Space and Watercourse (associated with the Upper Bear Creek and Calle Tecate Detention Basins and drainage control facilities). The site is located south of a residential community and is not located in an area where a habitat conservation plan or natural community plan has been developed. Project Impacts and Mitigation The Master EIR addresses the extent of future development at buildout of the City. Measures to regulate growth and development, as contained in the General Plan, as outlined in the EIR. The proposed project is consistent with the development anticipated in the City and would not alter the conclusions of the EIR. As discussed earlier, the proposed project implements the La Quinta General Plan Park and Recreation Element. The proposed trailhead is consistent with the Open Space designation of the site and would not conflict with the City's General Plan and Zoning Ordinance or other conservation plans for the area. Since there is the existing Bear Creek Canyon Trail along the site and several other trails into the Santa Rosa Mountains begin near the site, the proposed trailhead would serve as an appropriate location for amenities and facilities proposed as part of the project. References: Site Survey and Final EIR for the General Plan Update Mineral Resources Environmental Setting Based on the Master EIR, the project site is not located within an area designated to have regionally significant sand or gravel resources, as defined by the Surface Mining and Reclamation Act (SMARA). There are no other known mineral resources located on the site or near the site. Initial Study and FIR Addendum Cove Oasis Trailhead November 18, 1999 20 Project Impacts and Mitigation The Master EIR addresses impacts to earth and mineral resources in the City and outlines City policies that would preserve these resources. The site is not located in an area identified to have mineral resources and the proposed Cove Oasis Trailhead project would not have an impact on mineral resources found in the City or the surrounding area. The project would not alter the conclusions of the EIR. References: Site Survey and Final EIR for the General Plan Update Noise Environmental Setting The project site has a relatively quiet noise environment. The adjacent vacant lands and mountains provide a natural environment where even traffic noise and noise from adjacent residential activities are not audible. Based on the City's General Plan Master EIR, the site is located in an area where ambient noise levels are less than 50 dB CNEL and projected noise levels would be 50 to 60 dB CNEL. There are no freeways, airports, or railroad lines near the site, which directly generate noise impacts. The exterior noise standard of residential land uses is 60 dBA from 7 AM to 10 PM and 50 dBA from 10 PM to 7 AM. Non-residential uses have an exterior noise standard of 75 dBA from 7 AM to 10 PM and 65 dBA from 10 PM to 7 AM. The City's noise regulations also address sound trucks, advertising by sound, animal noises, nuisance noise, auctions, cabarets, and disorderly conduct. Project Impacts and Mitigation The Master EIR provides an evaluation of potential noise impacts associated with new development and buildout of the City. Measures to maintain acceptable noise levels include separation of noise sensitive uses and noise sources and the implementation of the City's noise control ordinance. The proposed project would comply with the City's noise ordinance and would not alter the conclusions of the EIR. The proposed project would involve minor construction activities associated with the trellis shade structures, spray tower, water feature, and drinking fountain. Other facilities (tables, restroom, signs, call box, and trash receptacles) would be brought into the site as finished components which would be installed or placed on -site. Thus, construction noise impacts would be limited. Trail users would be subject to construction noise on a short-term and temporary basis only. Also, the nearest developments are single family homes located approximately 1/4 mile (1,320 feet) to the south. Noise from construction activities on the site is not expected to be audible to these residences and would not violate the City's noise regulations. No significant adverse impact on noise is expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Population and Housing Environmental Setting According to the California Department of Finance, the City of La Quinta had a January 1999 population of 21,763 residents and a housing stock of 11,019 dwelling units. The project site is vacant and does not have residents or housing units. Single family homes within the Cove residential neighborhood are located 'A mile north of the site along Calle Tecate. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 21 Project Impacts and Mitigation The Master EIR evaluates the buildout population and housing stock of the City with implementation of the General Plan. The proposed project would not have any impact on population and housing and would not alter the conclusions of the EIR. Approximately 20 to 50 people (hikers and bicyclists) would use the trail and the trailhead during the peak season. These users would consist of residents of the City and visitors to the area. The proposed trailhead would have no direct impact on permanent population or the housing stock in the City. No housing units would be affected, demolished, or built as part of the project. Likewise, no increase in population in the City would occur due to the development of the Cove Oasis Trailhead. References: Grant Application, DOF Population and Housing Estimates, and Final EIR for the General Plan Update Public Services Environmental Setting As indicated in the Master EIR for the General Plan Update, the Riverside County Fire Department provides fire protection services to the City of La Quinta and the Riverside County Sheriff's Department provides police protection services. Limited demand for fire and police services is generated by the vacant site. The site is not developed and does not require school services. Project Impacts and Mitigation The Master EIR addresses the demand for public services and utilities that would be expected at buildout of the City. Measures to provide adequate services include coordination with service and utility providers, parkland standards and a capital improvement program. The proposed project would coordinate with utility and service providers and would not alter the conclusions of the EIR. The site is surrounded by vacant land with no or little vegetation which could create a brush fire hazard. The proposed structures and improvements on the site are not expected to create a fire hazard. The increase in the number of persons who would use the trailhead could lead to increase in the need for police protection services from the Sheriff's Department. The increase in police services may be related to property crimes (burglary, vehicle theft, vandalism, etc.) that could occur at the site. A call box would be provided at the site to facilitate emergency response to the site during a health or safety emergency. The proposed trailhead would not generate students who would require school services. Maintenance of the trailhead would be the responsibility of the City of La Quinta since the site is City property. The City would continue existing maintenance of the site through regular visits by City personnel. With the project, these visits would be expanded to include general maintenance of the facility and collection of the trash in trash receptacles. No significant adverse impacts on public services are expected with the project. References: Site Survey, La Quinta Municipal Code, and Final EIR for the General Plan Update Recreation Environmental Setting The Master EIR identifies existing and proposed parks and recreational facilities in the area. The project site for the proposed trailhead is an area planted with date palms located along the Bear Creek Canyon Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 22 Trail, which runs along the Bear Creek Canyon in the Santa Rosa Mountains and connects to other dirt trails in the area. The project area currently serves as the starting point to several trails which lead into the Santa Rosa Mountains. The trails also serve as access roads to the water tanks and detention basins of the CVWD. Project Impacts and Mitigation The Master EIR evaluates the City existing and future need for parks and identifies parkland standards and programs in the Park and Recreation Element. The proposed Cove Oasis Trailhead implements the Park and Recreation Element of the General Plan and would not alter the conclusions of the EIR. The proposed trailhead would improve trail use in the area by providing facilities to support hiking and trail use in the area. The trailhead itself is not expected to serve as a recreational facility (such as a picnic area) but only as a short-term stop on the way to and from the trails in the Santa Rosa Mountains. The on -site facilities include a drinking fountain. restrobm, call box, picnic tables, shade structures, benches, trash receptacles, and informational signs which all, serve to enhance the recreational enjoyment of the trailhead and the surrounding trails. The increase in use of the adjacent trails is not expected to lead to adverse impacts on these trails. Rather, the provision of facilities at the trailhead would limit such activities along the trail (i.e., trash disposal). Also, informational signs would prevent disturbance of sensitive plants and animal species in the mountains and the call box and drinking fountain would reduce public safety risks associated with trail use. The project would have a beneficial impact on recreation in the area and in the City. References: Site Survey, La Quinta General Plan, and Final EIR for the General Plan Update Transportation/Traffic Environmental Setting According to the Master EIR, Calle Tecate is a two-lane local street which serves the residential neighborhood located north of the project site. This roadway is designed to carry 3,000 vehicle trips per day or less and has a speed limit of 25 miles per hour. Aside from residents, some trail users utilize local streets to reach the dirt parking lot at the eastern end of Calle Tecate. The Sunline Transit Agency provides bus services to the City and a bus stop is located approximately'/2 mile from the site. Project Impacts and Mitigation The Master EIR evaluates the existing and future traffic volumes on city streets, based on buildout of the City. Measures to maintain acceptable levels of service at roadways and intersections serving the City have been identified in the EIR and in the Circulation Element of the General Plan. The proposed Cove Oasis Trailhead would not generate a significant amount of traffic that would alter the conclusions of the EIR. The proposed trailhead is not expected to directly generate vehicle traffic since the site would not serve as a destination point. Rather, the trailhead would provide amenities to support the use of the trails that lead into the Santa Rosa Mountains. The City anticipates that 20 to 50 individuals would use the trailhead daily during the peak season. Some of these users would include hikers and bikers from the nearby neighborhood; bikers from the Bear Creek Channel bike path or the Coral Reef Mountain bicycle lane; or other residents or visitors who would be driving to the area and parking at the dirt lot on Calle Tecate or on the north side of Calle Tecate. Assuming a worst case scenario, the addition of 50 vehicles or 100 trip ends on Calle Tecate is not expected to degrade the level of service at this roadway. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 23 There has been no past problem with the lack of parking at the dirt parking lot. While the project may increase trail users at the site, parking is expected to be adequate at the adjacent dirt parking lot. Overflow parking may utilize the north side of Calle Tecate where parking is permitted (but is not allowed on the south side of the street). Vehicles may also use adjacent local streets for parking. However, this use would be temporary during the day and is not expected to be significant. References: Site Survey and Final EIR for the General Plan Update Utilities and Service Systems Environmental Setting According to the Master EIR, water and sewer services are provided by the Coachella Valley Water District. Power service is provided by Southern California Edison Company, telephone service by GTE, and gas service by Southern California Gas Company. A two-inch water line currently runs from the Calle Tecate south into the project site and provides irrigation water for the date palms. There are no sewer, power, gas, or telephone services at the site since the vacant area does not require these services. Storm drainage is generally provided by runoff flows into the adjacent detention basins. Solid waste disposal services are not needed. Project Impacts and Mitigation The Master EIR addresses the demand for public services and utilities that would be expected at buildout of the City. Measures to provide adequate services include coordination with service and utility providers, parkland standards and a capital improvement program. The proposed project would coordinate with utility and service providers and would not alter the conclusions of the EIR. The proposed trailhead would utilize the existing water line to provide water to the proposed drinking fountain and restroom at the site. Sewage disposal would be made through a septic tank system to be located near the trailhead and constructed and maintained in accordance with County Department of Environmental Health regulations. Alternatively, a sewer line may be installed from the restroom on the site to the sewer line on Avenida Madero. No power or telephone lines are proposed since the proposed project would utilize solar -powered energy for lighting and cellular technology for the emergency call box. Solid waste disposal would be made by the City's maintenance crew through a weekly collection of trash. No gas services from Southern California Gas Company are needed and thus, would not be provided. Storm drainage would continue to be primarily through ground absorption and runoff flows into the adjacent detention basins. The small size of the facility and its limited demand of utilities are expected to have no significant adverse impacts on utility systems and services. References: Site Survey, La Quints Municipal Code, Riverside County Department of Environmental Health, Coachella Valley Water District, and Final EIR for the General Plan Update Mandatory Findings of Significance Based on the Initial Study and the Environmental Analysis above, the following mandatory findings significance can be made regarding the potential environmental impacts of the proposed Cove Oasis Trailhead project: • Based on the measures outlined in the EIR for the La Quinta General Plan Update, the City has consulted a wildlife biologist/horticulturist and an archaeologist to identify project -related impacts on Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 24 habitat areas and cultural resources on the site. The proposed Cove Oasis Trailhead would not have significant adverse impacts on the environment, with compliance with standard conditions and applicable City regulations. • The potential impact of the project on nesting habitats for migratory birds will be avoided by scheduling construction outside of the breeding season, as required by the USFWS. • The proposed Cove Oasis Trailhead would not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigable impacts were identified by the environmental assessment. • The proposed Cove Oasis Trailhead would not have the potential to degrade the quality of the environment or reduce habitat for wildlife species in the area, since the project is consistent with General Plan goals, policies and objectives and other current City standards. The project does not have the potential to eliminate an iMportant example of California prehistory, as archaeological investigation of the site has been conducted and no significant resources are located on -site. • The proposed Cove Oasis Trailhead does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, since the project would help to implement the Park and Recreation Element of the La Quinta General Plan. • The limited size of the facility and its location within a designated open space area would also preclude cumulatively significant adverse impacts when viewed with other planned developments in the area. The proposed Cove Oasis Trailhead would not result in impacts which are individually limited, but cumulatively considerable when considering planned proposed development in the immediate vicinity as the proposed project is being undertaken pursuant to the City's General Plan for which a final EIR has been certified, and no changes in conditions or circumstances, as outlined in Public Resources Code Section 21166 have occurred. • The proposed Cove Oasis Trailhead would not have environmental effects that would adversely affect the human population, either directly or indirectly, as the proposed project would develop a trailhead facility along Bear Creek Canyon Trail as contemplated in the General Plan Park and Recreation Element and analyzed in the certified General Plan EIR. CONCLUSIONS The City of La Quinta prepared an EIR for the General Plan Update (1992). The Final EIR for the General Plan Update addressed the impacts of future development within the City of La Quinta, including the development of parks and recreational facilities in the City. The EIR addresses the impacts of new development and outlines the goals and policies in the General Plan which mitigate these impacts. The Master EIR is available at the Community Development Department of the City of La Quinta at 78-495 Calle Tampico, La Quinta, CA 92253 The proposed Cove Oasis Trailhead project implements the goals, objectives, and policies of the ?ark and Recreation Element of the General Plan. Thus, the environmental review for the project uses the previously certified EIR for the General Plan Update. The potential environmental impacts of the proposed Cove Oasis Trailhead have been analyzed above, in accordance with Section 21157.1 of CEQA. While the EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013) analyzes all impacts associated with future development and buildout of the City, it does not address site -specific Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 25 developments such as the Cove Oasis Trailhead project. The Initial Study and Environmental Analysis provided above, which is part of this Addendum, discusses the trailhead's potential impacts. The analysis shows that compliance with standard conditions and pertinent City regulations would prevent the creation of significant adverse impacts from the project. Based on the measures outlined in the EIR for the La Quinta General Plan Update (State Clearinghouse No. 91122013), the City has consulted a wildlife biologist and horticulturist to identify project -related impacts on habitat areas. Also, the City has consulted an archaeologist regarding the proposed project and the potential cultural resources on the site. Compliance with the recommendations of these specialists would lead to no additional significant effect on the environment that was not identified in the EIR for the La Quinta General Plan Update. Also, no new mitigation measures or alternatives are required for the project. Thus, the project is within the scope of the General Plan Update covered by the EIR for the update and no new environmental document is required for the project. Based on Section 15164. (a) of the CEQA Guidelines, an Addendum to an EIR is needed for this project since "changes or additions are necessary to a previously certified EIR, but none of the conditions described in Section 15162 calling for the preparation of a Subsequent EIR have occurred". This Addendum shall be attached to the Final EIR for the General Plan Update in order to incorporate the analysis of the potential impacts of the Cove Oasis Trailhead project. In accordance with Section 15164 (e) of the CEQA Guidelines, the following findings are made based on the environmental analysis above and as the basis for the preparation of this Addendum: Relative to .Section 15164 (a): • This Addendum has been prepared for the proposed Cove Oasis Trailhead project and no changes to the EIR for the General Plan Update are needed which require the preparation of a Subsequent EIR (as listed in Section 15162 of the CEQA Guidelines). Relative to .Section 15162 (a) M. • The proposed project would not require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Relative to Section 15162 (a) (2): • No substantial changes occur with respect to the circumstances under which the proposed Cove Oasis Trailhead project is undertaken which would require major revisions of the previous EIR due to the involvement of new significant environment effects or a substantial increase in the severity of previously identified significant effects. Relative to Section 15162 (a) (3): • No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has become known. Relative to Section 15162 (a) (3) (A): • New information obtained as part of the Initial Study and Environmental Analysis prepared above shows that the project would not have a significant effect that was not discussed in the previous EIR. Relative to Section 15162 (a) (3) (B): • Significant effects previously examined in the EIR for the General Plan would not be any more severe with the proposed project. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 26 Relative to Section 15162 (a) (3) (C): • No mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effect of the project, which the City of La Quinta declined to adopt, have been identified. Relative to .Section 15162 (a) (3) (D): • No mitigation measures or alternatives which are considerably different than those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, which the City of La Quinta declined to adopt, have been identified. Relative to Section 15162 (b): • A review of the existing conditions shows that there are no changed circumstances or conditions which require preparation of a subsequent EIR. No changes to the General Plan or its circumstances have occurred and no new information that became available after certification of the EIR for the General Plan update require the preparation of a subsequent EIR, based on the findings above. The La Quinta Planning Commission shall consider this Addendum with the Final EIR certified for the La Quinta General Plan, prior to acting on the proposed Cove Oasis Trailhead project. REFERENCES l . Final EIR for the La Quinta General Plan 1992; BRW, Inc.; October 6, 1992. 2. Recreational Trails Program Grant Application of the Cove Oasis Trailhead; City of La Quinta; October 1, 1999. 3. Memo on Black -tailed Gnatcatcher and La Quinta General Plan; Impact Sciences, Inc.; October 28, 1999. 4. Park and Recreation Element of the La Quinta General Plan; BRW, Inc.; October 1992. 5. Population and Housing Estimates; California Department of Finance; January 1999. 6. Envirofacts Database, EPA, November 1999. 7. La Quinta Municipal Code; City of La Quinta, 1996. 8. Riverside County Comprehensive General Plan; County of Riverside; 1984, as amended. 9. Bob Raskin, Riverside County Department of Environmental Health, personal communication, November 1999. 10. Phase I Archaeological Survey; Archaeological Advisory Group; November 1999. 11. Bob Ford, Coachella Valley Water District, personal communication, November 1999. Initial Study and EIR Addendum Cove Oasis Trailhead November 18, 1999 27 ATTACHMENT' /l/!lIII lilt ill IU / //(/[(I I I I I II011 1- •400 400 00 0,00 f 10) ATTACHMENT 2 Historic Preservation Commission Minutes November 17, 1999 B. Archaeological Testing and Site Evaluation Report for Tentative Tract 29436; located on the north side of Eisenhower Drive, east of Coachella Drive. Applicant: US Home Corporation. Archaeological Consultant: CRM TECH. 1. Principal Planner Stan Sawa stated staff was ree?fi mending this report be continued to the next meeting. 2. There being no further discussion, it yeas moved and seconded by Commissioners Irwin/Puente to contixtue this to the next meeting. Unanimously approved. ' C. Resource located at the south t Applicant: La Quinta Historical 1. Commissioner Irwin of Washington Street and 52" due to a possible conflict of interest. 2. Planning Manager Qhristine di Iorio presented the information contained in the staff report, a,copy of which is on file in the Community Development Department. J' J 3. There beiny`no discussion, it was moved and seconded by Commissioners Puente/1 yichell to adopt Minute Motion 99-028 recommending to the City Counci Y-,financial and other participation in the Tradition plaque, with the doll,Vamount not to exceed $500.00. Unanimously approved. Commissioner Irwin r4oined the Commission. D. Phase I Archaeological Assessment for the Proposed Palm Oasis Trailhead Project: located at the south end of the La Quints Cove area. Applicant: City of La Quinta. Archaeological Consultant: Archaeological Advisory Group (James Brock) 1. 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. Commissioner Mitchell stated, based on the report, this project would not have any impact on cultural resources. 3. Commissioner Irwin agreed and stated the area had been subjected to so many floods over the years that the likelihood of anything being found was unlikely. CAMy Documents\WPDOCS\1:PC11-17-99.wpd -3- Historic Preservation Commission Minutes November 17, 1999 4. Chairman Wright stated this was a good project and he supported it. He agreed that a lot of excavation work has been done in this area and the probability of anything being found was minimal. 5. There being no further discussion, it was moved and seconded by Commissioners Mitchell/Puente to adopt Minute Motion 99-029 accepting the Phase I Archaeological Assessment for the Proposed Palm Oasis Trailhead project. E.--- -Review and Comment on the possible aLAWisition, use location and expansi&h of the Historical Society Museum; located at the southeast corner of , enida Montezuma and Avenida Mendoza. Applicant: City of La Quinta. i 1. Commissioner Irwin withdrew due to a possible conflict of j fiterest. i 2. Assistant City Manager Mark Weiss presented the info r ation contained in the staff report, a copy of which is on file in the ComXnunity Development Department. i 3. Mr. Joe Irwin, representing the La Quinta HXtorical Society, stated the Society has planned a public meeting on December Td to seek input. As of now the Society has no position regarding 0e issues mentioned as they had not had time to formulate any ideas. Th e current vision has been to pay off the mortgage, but have come to redlize the City has both the financial and human resources to bring more things to pass than they would be able to. After the public meeting the Board will meet and make a decision. 4. Commissioner Mitchell stated,'one of the biggest issues has been what to do with the artifacts collected' from of the surveys being required. Is the Society going to be a cuyAtion facility? Mr. Irwin stated it is part of their vision. Should the plan9 with the City go forth, they would want to transfer title of the Museui i to the City and lease it back from the City. Commissioner Mitchell asked if they would want to work with College of the Desert or the dew four year college. Mr. Irwin stated they had given no thought.to the matter. Commissioner Mitchell stated he was looking for partners to he� out financially. 5. Planning *nager Christine di Iorio asked the Commission to review the staff rep rt and go over each issue. a. /Publically owned facility - Commissioner Mitchell stated the Museum should be governed by a government facility as there are State and Federal guidelines to follow in regard to curation. He CAMy Documents\WPD0CS\1JPC11-17-99.wpd -4- � T U � OF THE MEMORANDUM TO: Honorable Mayor, City Council, Commissioners and Board Members FROM: Thomas P. Genovese, City Manager'4�A DATE: November 15, 1999 SUBJECT: Harassment Training- December 10, 1999 I would like to extend an invitation for you to attend a special training session on the issue of Sexual Harassment. The training will be conducted from 1:00- 4:00 p.m. in the City Council Chambers and will be provided by Jeffrey Thompson, an attorney from Walsh & Declues. He is sponsored by the California Joint Powers Insurance Authority. He will be covering all aspects regarding the issue of sexual harassment including the City's policy. All Department Directors will be in attendance at this training session. RSVP to John Ruiz, Personnel/Risk Manager by December 5, 1999. CITY OF LA QUINTA PLANNING COMMISSION N®iICE OF PUBLIC HEARING NOTICE 1S HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on December 14, 1999, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78-495 Calle Tampico, on the following items: ITEM: GENERAL PLAN AMENDMENT 99-064 CHANGE OF ZONE 99-092 SPECIFIC PLAN 99-040 TENTATIVE TRACT MAP 29323 APPLICANT. WADE ELLIS LOCATION: NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. REQUEST: PRE -ANNEXATION GENERAL PLAN DESIGNATION AND ZONING FROM RIVERSIDE COUNTY DESIGNATION R-5 AND R-1-9000 TO LOW DENSITY RESIDENTIAL, SPECIFIC PLAN AND TENTATIVE TRACT MAP TO SUBDIVIDE 117 ACRES INTO 379 RESIDENTIAL LOTS. The La Quinta Community Development Department has completed Environmental Assessment 99- 389. Based upon this assessment, the project will not have a significant adverse effect on the environment; therefore a Mitigated Negative Declaration of environmental impact will be recommended The La Quinta Planning Commission will consider the proposed applications at the hearing. Any person may submit written comments on this case to the Community Development Departmen, prior to the Hearing and/or may appear and be heard in support of or opposition to the project at the time of the Hearing. If you challenge the decision of this case in court, you may be limited to raisinc only those issues that you or someone else raised either at the Public Hearing or in writter correspondence delivered to the Community Development Department at, or prior to, the Public Hearing. The proposed file(s) may be viewed by the public Monday through Friday 8:00 a.m. until 5:0( p.m. at the Community Development Department, La Quinta City Hall, 78-495 Calle Tampico, LE Quinta, California. The public comment period starts from the date of this notice and continues througf the City Council Public Hearing on December 21, 1999. In the City's efforts to comply with the requirements of Title II of the Americans With Disabilities Act 0 1990, the Community Development Department requires that any person in need of any type of specia equipment, assistance or accommodations) in order to communicate at a City public meeting, mus inform the Community Development Department a minimum of 72 hours prior to the scheduled meeting ---------------------------------------------------------------------------------------------------------------------------------- PLEASE PUBLISH NOVEMBER 22, 1999 PACH RISTI\hnpc-SP99-040.wpd Tiht 4 4 Qgmtal MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: NOVEMBER 16, 1999 SUBJECT: DEPARTMENT REPORT FOR THE MONTH OF OCTOBER Attached please find a copy of the Community Development Report which outlines the current cases processed by staff for the month of October. PAMonthly Department Report.wpd 1 G W ~ � W � W x a' W W m u p 0 H � pa0 F-- Z 0 0 Z V Q > O > Q Q � CO O N O o o ` a a CL a Q< p O) 'r' > O > a) Q Q CL r Q N O N 1 Or' T- r cr , c c cn c o -a -o co E O U ca w- CL 0.Q E c O O _O O O D O U - a) a• — c 'D w a)U E cD > Q 'D iL+ U Q co CD 'v 0) +� c cn ° 'a c a) co U E Y O C: •►- 00 w- ". wO p a) >3 _�0c ° m c° o - �0 'o Z 0 +° E lu c> cn ° L c v o O .D E �. C U cnO a m > w co m o V ca a) = y L M Q n a) cv y cn> u= cu ° c 0 Lo cn w C7 d OO +' c`o a°i C= O LL-a o ° o ' CD � E v ca c cE ++ 0 } co o° E c La 0 O w a) -c -c C O O O 4 > � ° a�i cc o a� ° °� ca +� E +� E +� E E a) C o �- 44 E CO o > +� ; +, U +� U a cm > cC , O O Q .O cn n n c a a L O + a E c a) m X a cn U) �,� cn U) M Q O cn C a) co + , ° U a) +-' a Fn> ca co a- O U •D N r- 1- p .- r- N Q CL CL U) Q m U) C O L O 4_ f--' `0 U I C) `+ O —a CL ° E.. c Q 1 0)M U Wa Op n. a) cv i 0 Cl) E :3 C7 ° (n Q te`) + cn c a) a U tm a) -1 w G. aCC c rn c >, c cn v '+, 00 (n O AlQ E p coo �- M LO a) ` Q > O co > M L U c -1 y a cn a) W> U a c M a d� M N D7 d N O = d. Z) Co O 0 LL p � �_ F- a.. A t$0 CL _) I- U to U LL (A U N I- (n to w v CO r e- N V— r.. a U O d O O N N 1 r [— CL a) a 0') r" N N N CL CM N� 1 e- N a- M N �- CL +- a) c -a c c c m� +� c �- O -a O O c O ca > a) v� O a) C +' fa i a 'a ca •- i 0 ` O a) E -a)) O C > U a O -C O O O O +O' O C >. N N CC O C� 5 a) X E CD CA p > 0 ` C y N O0 ca :3 +`+ a)yo(n �p-p n 2 O U J (14 0U- U 1 4- O a)co C c O m N D O n O tO C .0 .P C ccu `+- = N m .0 C 1 N C° ca C ca >• I- O 'n M a) cn +' p a) C) O O C 1 n E N 00 CO :� n cn U C c c p c a) O r Q- c to -0 p C O O U CO a) a- ^ L E b= to ca N a) c �O . c cp a) 4 + coC N j 4- a) D w- O O cu ca a) M C N Ch w c > O U cu a) c a) O c i 6 O m c ° 4 � > ro a` 0 �. ca 4" CU Ln >, > p� `° � � c E ca Q) ° c cm > oQ QO�� Q0 c p� o C] C a O c cn a N c`d C `� .p C ca _�• cn C O O co ca a '- E ca - p as cn c a) cn ++ O O O O C Q O j CO O CDE.O +04 C O to Lo E vN ) n a )) N O N 0) O n oo a) n a) a) O a) O a) C U n CD p p G a) 00 O a) > = O ErO' O E 1 p C7� a' i a) }, ► . a) ca m a) W = .. +t-' cr ,p a) p O p 0" N a) I� > CT Q a) to [r U �r CA Li O Cn LL U F- cr cn C 0 m r- Q cr ._ J Y ' N 1 +' C V- N .- a)4t O a ^C O cn 0') C O a) C I rn Q LLB Q' O le 0 N O M O 1 n Qc W d � �U ^U 0 ca pjU a- >, CA O oo >C') > CA _I � N p� N � N 0 *' a c *' a_, �U ~- F~-U 0U O a W cc Q F- U) F- 0 W O cc a J Q U w CL o0 0 0 0 o o O M M N N O (O t0 e- _d U d to r N r' co M n LO h0 e- L N 00 O � O G p o o 'OR o 'of "0',0E VO tD M O e- O to W e- O pp O O r r 0, 01 = y r E E 0 0 0 0 o O IO M Ln M LO O U H o � C H 00 ai N O 16 I� n. O a C �? O It O �"� 0 CL co 0 J W Y v .. yC y y d L y a N w M t c Y m a V CD o x +r Q, Q c (D a OC .c d 3. !o a ) o O o a 1= m C 0 � W i .a ro ca oC Cc cc ai (D C7 Q W u! W H D a W C W. v CD v CD cU c c via c X O d O y O a. LL C C� O LL N p� c0 O OC r O v V C 3 = O °y W W C y C �►. F� S S a a U a 01