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1999 12 14 PCIV. V. PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California December 14, 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 99-082 Beginning Minute Motion 99-025 CALL TO ORDER A. Pledge of Allegiance B. Roll Call PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on November 23, 1999 B. Department Report PUBLIC HEARINGS: A. Item .................. Applicant.......... Location........... Request............ Action ............. CONDITIONAL USE PERMIT 9-046 AND SITE DEVELOPMENT PERMIT 99-657 RHL Design Group for USA Petroleum Northwest corner of Highway 111 and Dune Palms Road within La Quinta Corporate Centre. Approval of the use and development plans for a gasoline facility with mini -market and automated tunnel car wash. Resolution 99- and Resolution 99- LJ r, /Ar-, vTTnA is C. E E Item .................. REVISED TENTATIVE TRACT MAP 29457 Applicant.......... TD Desert Development Location........... Southwest corner of 4811 Avenue and Jefferson Street withir Rancho La Quinta Country Club. Request............ Recommendation to approve a subdivision of 277.9 acres intc 262 residential and other miscellaneous lots. Action .............. Resolution 99- Item.................. SITE DEVELOPMENT PERMIT 99-661 Applicant.......... Canady & Company Location........,.. North side of 4811 Avenue, east of Caleo Bay Drive within Lak( La Quinta. Request............ Approval of architectural and landscaping plans for three nev prototype residential types. Action .............. Resolution 99- Item.................. SITE DEVELOPMENT PERMIT 99-653, AMENDMENT #1 Applicant.......... Forrest Haag for KSL Land Corporation Location........... North side of Airport Boulevard, approximately midwa! between Madison Street and Monroe Street within the Normar Golf Course. Request............ Approval of revised site, architectural and landscaping plan: for a Golf Course Maintenance Facility. Action .............. Request for continuance Item ................. ENVIRONMENTAL ASSESSMENT 99-389, GENERAL PLAP AMENDMENT 99-064, ZONE CHANGE 99-092, SPECIFIC PLAN 99-040, AND TENTATIVE TRACT MAP 29323 Applicant ......... Wade Ellis/Warner Engineering Location .......... Northwest corner of Fred Waring Drive and Jefferson Street, Request .......:.. Recommendation for: 1. Certification of a Mitigated Negative Declaration c Environmental Impact; 2. Approval of a Pre -Annexation General Plan Designatioi from County Designation 2b (2-5 unit per acre) to Lov Density Residential (2-4 units per acre); 3. Zone Change from County Designation of r-1-9000 to Lov Density Residential; 4. Specific Plan for development standards and desigi guidelines for a residential development; and 5. Tentative Tract Map to allow 379 residential units on 11 acres. Action ............... Resolution 99- , Resolution 99- , Resolution 99-_ Resolution 99- , and Resolution 99- VI. BUSINESS ITEMS: None PC/AGENDF, VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of December 7, 1999 IX. ADJOURNMENT PC/AGENDF. MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA November 23, 1999 1. 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 Abels to lead the flag salute. B. Present: Commissioners Jacques Abels, Richard Butler, Steve Robbins, Robert Tyler, and Chairman Tom Kirk. C. Staff present: Jerry Herman, Community Development Director, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENTS None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of November 9, 1999. Commissioner Tyler asked that Page 2, Item 3 be amended by deleting the word "not" at the end of the first sentence. There being no further changes, it was moved and seconded by Commissioners Robbins/Butler to approve the minutes as corrected. Unanimously approved. B. Department Report: None. V. PUBLIC HEARINGS: A. Tentative Tract Map 27519, Revision #2; a request of Century -Crowell Communities for a recommendation of approval to eliminate a Condition of Approval requiring golf course screening along the south boundary of a 70 single family lot subdivision on 17.5 acres ' 1. Commissioner Butler excused himself due to a possible conflict of interest and withdrew from the dias. CAMy Documents\WPDOCS\PC11-23-99.wpd Planning Commission Minutes November 23, 1999 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. Staff requested that a change be made to recommended Condition #93 as follows: "The requirement for golf course screening along the south property line shall be deleted upon the close of escrow of the purchase of the La Quinta Golf Ranch property by the applicant. Proof of the close of escrow shall be supplied to the Community Development Department prior to occupancy of any of the homes in this Tract." 3. Commissioner Robbins stated that removal of the condition for screening based on the "close of escrow' does not guarantee the golf school will go away just because it is owned by someone else. Staff stated that is true, but it is staff's understanding the developer would close the school. The condition would be modified to state that no Certificates of Occupancy would be issued until the school was closed. 4. Chairman Kirk asked if the applicant would like to address the Commission. Mrs. Marty Butler, representing Century Crowell Communities, stated they supported the conditions as submitted. 5. Mr. Gary Hopkins, owner of the La Quinta Golf Range, stated he concurred with the conditions, but questioned what would happen if the sale did not go through and homes were sold without the owners having knowledge that the Golf School could potentially remain. The escrow to purchase the school is to close in June, but if the sale does not go through and people see a screen being constructed at a later date, they do not want to have homeowners upset with them. The potential buyers should be notified that if it falls out of escrow, a screen will be installed. Chairman Kirk asked staff to address this issue. Ms. Butler stated they would issue a disclosure to all property owners and a copy would be given to staff. 6. There being no further discussion, Chairman Kirk closed the public hearing and opened the issue for Commission discussion. 7. There being no discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 99-079 recommending to the City Council approval of Tentative Tract Map 27519 Revision #2, subject to the Findings and Conditions of Approval as amended. a. Condition #93: The requirement for golf course screening along the south property line shall be deleted upon the close of escrow of the purchase of the La Quinta Golf Ranch property by the applicant and CAMy Documents\WPDOCSTCI 1-23-99.wpd 2 Planning Commission Minutes November 23, 1999 closure of the Golf School. Proof of the close of escrow shall be supplied to the Community Development Department prior to occupancy of any of the homes in this Tract. ROLL CALL: AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: Commissioner Butler. Commissioner Butler rejoined the Commission. B. Revised Tentative Tract Map 29147; a request of KSL Land Corporation for approval to increase the number of single family lots from 133 to 152, add other common lots, and remove a private street lot on 172.88 acres Chairman Kirk opened the public hearing and asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Senior Engineer Steve Speer went over the Public Works Department recommended revisions to the Conditions of Approval: Condition #37.A.1; #37.A.2; #37.A.3; #38.A. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked staff if they were still below the maximum number of allowed limits. Staff stated this was true. 4. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Chris Bergh, MDS Consulting representing the applicant, stated they concurred with all the conditions as revised. He requested that Condition #70 have the word "residential' added at the beginning of the sentence. 5. Commissioner Tyler asked the applicant to show on the map the changes proposed. Mr. Bergh did so. 6. There being no further discussion, Chairman Kirk closed the public hearing and opened the issue for Commission discussion. 7. There being no discussion, it was moved and seconded by Commissioners Butler/Abels to adopt Planning Commission Resolution 99-080 recommending to the City Council approval of Revised Tentative Tract Map 29147, subject to the Findings and Conditions of Approval as amended. a. Condition #5: Delete b. Condition #36: Delete CAMy Documents\WPDOCS\PCI 1-23-99.wpd Planning Commission Minutes November 23, 1999 C. Condition #37.A. I.: Madison Street (Primary Arterial) - Construct the east half of an 86 foot street improvement including the full 18-foot landscape median and, if the west side has not been improved, a 16 foot southbound lane." d. Condition #37.A.: Delete the last paragraph e. Condition #37.A.2.: Avenue 58 (Primary Arterial) - Construct north half of 86 foot street improvement including hall of the 18 foot landscape median. f. Condition #70: "Residential gates..." ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman V,irk. NOES: None. ABSTAIN: None. ABSENT: None. VI. BUSINESS ITEMS: A. Continued - 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. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on the file in the Community Development Department. 3. Chairman Kirk asked staff if the Architectural and Landscaping Review Committee had reviewed the plans. Staff stated no because the changes were minor. 4. Chairman Kirk asked if the applicant would like to address the Commissioner. Ms. Marty Butler, representing Century -Crowell Communities stated they had no objections to the conditions as recommended. 5. Commissioner Tyler asked if the Homeowners' Association for Starlight Dunes had approved the plans. Ms. Butler stated the HOA was not in favor of one facade on Plan 4A and they would delete that elevation to resolve their concerns. Commissioner Tyler questioned why the statement "by Bermuda Dunes Country Club" appeared on the plans and if they had approval from (':\My Documents\WPDOCS\PCI1-23-99.wpd 4 Planning Commission Minutes November 23, 1999 the Bermuda Dunes Country Club to use their name. Ms. Butler stated she did not know and corrected the number of lots to be developed to be 86 lots. Commissioner Tyler questioned the location of the laundry room located off the foyer of the Plan 2 as being different. He asked if Plan 3 needed an additional garage. Staff noted they had amended the plan to be in conformance with Code. 6. Chairman Kirk asked if there was any other public comment. There being none, the item was open for Commission discussion. 7. There being no discussion, it was moved and seconded by Commissioners Tyler/Robbins to adopt Minute Motion 99-024 approving Site Development Permit 98-632, Amendment #1, subject to the Findings and Conditions of Approval as recommended. Unanimously approved. Commissioner Butler rejoined the Commission. B. Environmental Assessment 99-390 and Capital Improvement Project 98-18 for the Cove Oasis Trailhead; a request of the City for certification of the Addendum to the Environmental Impact Report for the 1992 General Plan Update. 1. Chairman Kirk asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Butler asked if the trash receptacle and other amenities would come back before the Commission. Staff stated it would go before the Council. 3. Commissioner Tyler asked if the emergency phone would be similar to those located on the freeway. Staff stated yes. 3. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99- 081 certifying the Addendum to the Environmental Impact Report for the 1992 General Plan Update. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: C:\My DocumentsMIDOCS\PCI 1-23-99.wpd 5 Planning Commission Minutes November 23, 1999 VIII. COMMISSIONER ITEMS: A. Commissioner Tyler gave a report on the City Council meeting of November 16, 1999 IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Butler/Abels to adjourn this regular meeting of the Planning Commission to the next regular meeting of the ]Planning Commission to be held December 14, 1999, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:35 P.M. on November 23, 1999. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documents\WPDOCS\PCI I-23-99.wpd 6 PH #A PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 14, 1999 CASE NO(S).: CONDITIONAL USE PERMIT 99-046 SITE DEVELOPMENT PERMIT 99-657 APPLICANT: RHL DESIGN GROUP/ USA PETROLEUM PROPERTY OWNER: PALISADES GAS AND WASH LOCATION: NORTHWEST CORNER OF HWY. 111 AND DUNE PALMS ROAD, WITHIN SPECIFIC PLAN 99-036- LA QUINTA CORPORATE CENTRE REQUEST: APPROVAL OF THE USE AND DEVELOPMENT PLANS FOR A GASOLINE FACILITY WITH MINI MARKET AND AUTOMATED TUNNEL CAR WASH ENVIRONMENTAL CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUESTS HAVE BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 99-383 FOR WHICH A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER 7, 1999, BY RESOLUTION 99- 110. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PRC SECTION 21166. GENERAL PLAN DESIGNATION: MIXED/REGIONAL COMMERCIAL (CR) ZONING DESIGNATION: REGIONAL COMMERCIAL (CR) SURROUNDING ZONING AND LAND USES: NORTH: CR - VACANT SOUTH: CR - AUTO MALL PROJECT P:\PCRPTcup99-046sdp99-657USA12-14-99.wpd WEST: CR - VACANT EAST: CR - VACANT �IISi�i>t1i1 The 1.44-acre project site is located at the northwest corner of Hwy. 1 1 1 and Dune Palms Road (Attachment 1), and is a part of the La Quinta Corporate Centre (Specific Plan 99-036) approved in September 1999, under City Council Resolution 99-111. There is no existing development within the Corporate Centre boundaries. The applicant has submitted a request for a Site Development Permit for the architectural design and development of a fueling station with mini mart and automated tunnel car wash. A Conditional Use Permit is required to permit the car wash and service station use within the CR Zoning District, pursuant to Section 9.80 of the Zoning Code. Lot Line Adjustment 99-316 has also been submitted to reconfigure the project site to fit the proposed site plan, and is being processed administratively. The conditional use permit is to allow the fueling station, mini mart and automated tunnel car wash land use within the Regional Commercial zoning district. The station will be open 24-hours a day, everyday. The mini mart will include a Java Jons coffee bar inside the store. Site Development Permit 99-657 The proposed site plan (Attachment 2) depicts the mini mart building with attached automated tunnel car wash and fueling canopy accessed from Hwy. 111 and Dune Palms Road. Fuel tanks are located underground within the concrete yard. Eleven on - site parking spaces (including one handicapped space) are provided, with the remaining 11 required parking spaces to be provided within the La Quinta Corporate Centre in the future. The proposed single -story mini mart plan (Attachment 3) features 2,940 square feet of area. The building height is 23'8" high at the tallest roof projection, with the pump canopy 18'7" high. The 845 square foot automated tunnel car wash structure is attached to the rear of the mini mart building, and is 14- feet high with a 9' 8" high tower element above the building roof for a total of 23 feet. P:\PCRPTcup99-046sdp99-657USA12-14-99.wpd A grading plan was submitted that indicates that the project site will be graded to include underground fuel tanks, landscape berming, and a pad height that is 4 feet above the curb elevation (62.25) on Highway 111. The finished floor elevation of the mini mart is proposed at 66.20, and the fueling area between 63.85 to 65,23. A temporary off -site retention basin is proposed for stormwater drainage. The basin will be removed with the development of the adjacent parcel, after which stormwater will drain to the Whitewater River channel. A sight distance study for Dune Palms Road was also submitted indicating the geometrics of the existing profile of Dune Palms Road, from the Whitewater River Channel to Hwy 111. The study indicates the sight stopping distance at 49.5 mph is 424.4 feet. A Mediterranean architectural style is proposed for the project, utilizing exterior plaster walls and concrete "S" the roofing. The color and materials exhibit feature a natural desert color scheme, and will be available at the meeting. The proposed building features large glass front entry doors and stationary windows on the facade, three tower elements with clerestory windows, a covered walkway around three sides of the building, and roof -mounted mechanical equipment. The covered walkway is supported by stucco columns with tile -clad covered bases. Double columns are proposed on each side of the entry doors. Window frames will be dark bronze anodized aluminum, and the window glass will be clear. Exterior stucco cement plaster colors will be Adobe and Eggshell. Rafter tails will be exposed. The three tower elements consist of one located over the front entryway, a second at the southwest corner of the building, and a third at the exit for the car wash. The towers range in height from 22' to 23'8". The canopy consists of stucco columns with the tile clad base, capped with a decorative stuccoed cornice. The landscaping plan has a varied plant palette including shade trees, palm trees and numerous shrubs, and mounding. A 22-foot high flag pole is proposed in the landscape setback area near the intersection corner for display of a United States flag. The United States flag colors serve as the applicant's corporate colors. Signs The applicant requests approval of various signs for the project as indicateb in the preliminary sign plan. Included are two gasoline price/business identification signs within the landscape setback areas, and building -mounted signs for the mini mart and the car wash. No signs are proposed for the fueling canopy. Each proposed sign is described as follows: PAPCRPTcu p99-046sdp99-657USA12-14-99.wpd 1) Business ID/gasoline price signs - 2 a. Hwy 111: • Monument topped with cabinet • Texcoated monument base and cabinet color to match the building • Height - 5'4" • Width - 8' 1 1 " • Sign face - 45 sq. ft. • Copy - Price section - white plexiglass price numbers, blue plexiglass background Business ID section - red and white plexiglass lettering, blue plexiglass background • Internally illuminated B) Dune Palms Road: • Mounted on two steel poles • No monument base • Height - 8' • Width - 4' • Sign face - 24 sq. ft. (4' by 6') • Black price numbers, yellow background • Business ID in red and white plexiglass letters, blue background • Method of illumination not specified 2. Building -mounted Signs: A) Mini Mart Sign - 1 • Internally illuminated (white neon tubes) • Red Plexiglass channel letters • White enameled returns and trimcaps • "USA" - 18" by 51 " • "MINI MART" - 18" by 1 17" • Total area 21 sq. ft. B) Carwash Signs - 2 • Internally illuminated (white neon tubes) • White Plexiglass channel letters • White enamel returns and trimcaps • "CARWASH" - 12" by 85" • One at each end of tunnel • Total area for each sign - 7.08 sq. ft. P\PCRPTcup99-046sdp99-657USA12-14-99.wpd No details regarding the Java Jons sign have been submitted. Lighting A preliminary lighting plan was submitted indicating that there will be exterior pole - mounted lighting (7 single -mounted and 5 double -mounted) consists of shoe -box fixtures with 400 watt metal halide lamps and flat or recessed lenses mounted to 20- foot high poles (18-ft. Poles on 2-ft. supports). The fueling canopy lighting consists of 16 fixtures with flat lenses and 400 watt metal halide lamps, recessed into the canopy ceiling. No lighting is proposed mounted to the building. A photometric study has not been submitted. Public Notice: These requests were advertised in the Desert Sun newspaper on December 3, 1999, as well as mailed to all property owners within 500 feet of the project site. No public comments have been received. Any comments received will be handed out at the meeting. Public Agency Review: The applicant's requests were sent to responsible agencies, and any pertinent comments have been incorporated into the Conditions of Approval. ALRC Action On October 8, 1999, the City's Architecture and Landscape Review Committee reviewed the proposed gas station, mini mart and automated tunnel car wash building elevations and landscape plans (Attachment 4). The Committee adopted Minute Motion 99-022 recommending to the Planning Commission approval of Site Development Permit 99-657, subject to conditions and deleted staff's recommendation to reduce the tower heights. STATEMENT OF MANDATORY FINDINGS: Findings necessary to recommend approval of the Conditional Use Permit can be made, and are contained in the attached Resolution. Findings necessary to approve the Site Development Permit can be made and are contained in the attached Resolution and implementation of Conditions of Approval, except as follows: Site Development Permit: 3. Architectural Design. As conditioned, the architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural PAPCR PTcup99-046sdp99-657USA12-14-99.wpd elements are compatible with surrounding development with the quality of design prevalent in the City. The project site is within Specific Plan 99-036, and as such is subject to the architectural guidelines for the La Quinta Corporate Centre. Similarly, the project is subject to the architectural guidelines of the Highway 111 Design Theme. The proposed architectural design is consistent with the adopted guidelines in that the entry tower above the entry appears integral with the building design and serves as a focal point guiding you into the mini mart. However, the car wash tower and the southwest corner tower range up to 9 feet above the building roof creating an element not in scale with the low 14' high building. These two towers are merely decorative and are proposed for variation in the roof height. At the December 8, 1999 ALRC meeting, the applicant submitted a design with all of the towers significantly reduced in height to the point that the diversity of roof lines was sacrificed. The ALRC did not recommend approval of the reduced tower heights. However, staff recommends (SDP Condition No. 67) reducing the height of the car wash tower from 9' above the roof line to 5' above the roof line, and reducing the height of the southwest corner tower by 2' so as to be in better proportion with the main roof. In addition, the rear elevation lacks articulation and detail for which staff recommends in SDP Condition No. 68 that the rear elevation be revised to include, for example, glass blocks, tile or stone detail trims, etc. The applicant presented at the ALRC meeting acceptable conceptual plans to address this concern. Additionally, the proposed flag pole is within the landscape setback area for which structures are not allowed, thus staff recommends in SDP Condition No. 72 that the flag pole be relocated out of the landscape setback area and onto the project site area. 4. Landscape Design. As conditioned, the project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed landscape plan within the Highway 111 landscape setback is partially consistent with the Highway 111 Design Theme and the requirements of Specific Plan 99-036. To comply with the Hwy 111 landscape guidelines, staff recommends SDP Condition No. 50 for the following: • add a mixture of shrubs and Ocotillo along Hwy 111; • reconfigure the project entry statement at the corner of Hwy 111 PAPCRPTcup99-046sdp99-657USA12-14-99.wpd and Dune Palms Road to match Standard L-3 of the Highway 111 Design Theme; • replace "Sonoran Palo Verde" with "Palo Brea"; • replace "Desert Carpet" with "Prostrata"; • use permion-stained (stained prior to installation and set into grade) granite boulders; • delete annuals; • add Palm Springs Gold Fines (min. 2" thick); • remove decomposed granite from the plan; • show turf not only on the north side of the sidewalk but also on the south side. Additionally, SDP Condition No. 49 requires that the three California Fan Palms located near the intersection corner to be of varying heights with a minimum of 18 trunk -feet in height, to give a more natural clustered look. 5. Site Design. As conditioned, the site design of the project, including but not limited to project enteries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. As proposed, the finish pad elevation of the proposed mini mart will be 4 feet above the curb line elevation of Hwy.111 creating an elevated situation which will exaggerate the height of the proposed buildings as building heights are limited to a maximum of 22' within 150 feet of Hwy 1 1 1 . Staff has requested the applicant evaluate the potential for reducing the pad elevation. It should be noted, however, the site is awkwardly constrained because Dune Palms Road is five feet higher than Highway 11 1 . The applicant has preliminarily indicated that the pad height can be reduced two feet, and at the time this report was written, they were continuing to evaluate the potential of reducing the pad height as much as three feet. To remedy this concern, staff recommends SDP Condition No. 21 which requires that the building pad elevation shall not exceed 63.5, and the applicant shall make a good faith effort to reduce the pad elevation to 62.5. The proposed trash enclosure does not meet the City's standard design which includes a pedestrian access gate, therefore, staff recommends in SDP Condition No. 71 that the trash enclosure be revised to comply with the City standard. 6. Signs. As conditioned, the proposed signs are consistent with the purpose and intent of Chapter 9.160 (Signs) of the La Quinta Municipal Code and Specific Plan 99-036, except for the freestanding proposed gasoline price along Dune Palms Road, which is not permitted by the specific plan. To remedy this situation, staff recommends in SDP Condition No. 75 that this sign the same PAPCRPTcup99-046sd p99-657USA12-14-99.wpd situation, staff recommends in SDP Condition No. 75 that this sign the same design as the monument business ID/gasoline price sign along Hwy 111. With this condition, the project signs meet the required design elements such as materials, letter style, colors, illumination, sign type or sign shape specified in the Municipal Code and/or Specific Plan 99-036. The Java Jons sign as indicated on the colored elevation is not permitted as only one building - mounted sign is allowed on the mini mart building. RECOMMENDATION: 1. Adopt Planning Commission Resolution 99-_ approving Conditional Use Permit 99-046, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 99-_ approving Site Development Permit 99-657, subject to the attached Findings and Conditions of Approval. Attachments: 1. Location Map 2. Site plan 3. Architectural Exhibits 4. Draft ALRC Minutes - December 8, 1999 Prepared by: Submitted by: 1 Leslie Mouriquand, Associate Planner Christine di lorio, Planning Manager P:\PCRPTcup99-046sdp99-657USA 12-14-99.wpd PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW A FUELING STATION, MINI MART, AND AUTOMATED TUNNEL CAR WASH WITHIN THE REGIONAL COMMERCIAL (CR) ZONING DISTRICT AT THE NORTHWEST CORNER OF HWY 111 AND DUNE PALMS ROAD. CASE NO.: CONDITIONAL USE PERMIT 99-046 APPLICANT: USA GASOLINE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of December, 1999, hold a duly noticed Public Hearing, at the request of USA Gasoline, to consider allowing a fueling station with a related mini mart and automated runnel car wash within the Regional Commercial (CR) Zoning District, located at the northwest corner of Hwy 1 1 1 and Dune Palms Road, more particularly described as: APN's: 649-020-01 1 and -030 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify the approval of said Conditional Use Permit: 1 . Consistency with General Plan. The proposed land use is consistent with the policies, goals, and intent of the General Plan in that such services and activities within a regional commercial district enhance the quality of life in the adjacent community and the City of La Quinta. 2. Consistency with Zoning Code and Specific Plan. The proposed fueling station, mini mart, and automated tunnel car wash land use are consistent with the intent of the Regional Commercial Zoning District, and with the La Quinta Corporate Centre Specific Plan (SP 99-036), subject to an approved conditional use permit and the attached conditions of approval. 3. Consistency with CEQA. A Mitigated Negative Declaration of Environmental Impact was certified by City Council Resolution 99-110 for Environmental Assessment 99-383 on September 7, 1999, for SP 99-036, of which this project is a part. No changed circumstances, or conditions, are proposed that would require the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166. PAperesCUP99-046USAgas12-14-99.wpd Page 1 of 2 Planning Commission Resolution 99- Conditional Use Permit 99-046 - USA Gasoline December 14, 1999 4. Consistency with Surrounding Uses. The proposed fueling station, mini mart, and automated tunnel car wash land uses are consistent with the existing and planned surrounding regional commercial and industrial uses within the La Quinta Corporate Centre. The operation of the fueling station, mini mart, and automated tunnel car wash will be 24-hours a day, everyday. 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 said Planning Commission in this case; 2. That it does hereby approve the above described Conditional Use Permit, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of December, 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 1':\peresCI J1199-0461 JSAgas 12-14-99. wpd Page 2 of 2 PLANNING COMMISSION RESOLUTION 99- CONDITIONAL USE PERMIT 99-046 CONDITIONS OF APPROVAL - RECOMMENDED USA GASOLINE DECEMBER 14, 1999 GENERAL CONDITIONS OF APPROVAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Approval of this Conditional Use Permit is subject to compliance with Sections 9.210.020 and 9.170.010 of the Zoning Code, as applicable. 3. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Conditional Use Permit 99-046, unless amended by the following conditions. 4. The approved Conditional Use Permit shall be used within one year from City approval date of December 14, 1999; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means beginning of substantial construction as allowed by this approval. One year time extensions up to a total of two extensions may be requested pursuant to City requirements. 5. This Conditional Use Permit shall be used in conjunction with Site Development Permit 99-657. PApccoaCUP99-046USAgaso1ine12-14-99.wpd Page 1 of 1 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR A FUELING STATION, MINI MART, AND AUTOMATED TUNNEL CAR WASH AT THE NORTHWEST CORNER OF HWY 111 AND DUNE PALMS ROAD. CASE NO.: SITE DEVELOPMENT PERMIT 99-657 APPLICANT: USA GASOLINE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of December, 1999, hold a duly noticed Public Hearing at the request of USA Gasoline to consider approval of architectural and landscaping plans for a fueling station, mini mart, and automated tunnel car wash to be constructed at the northwest corner of Hwy 111 and Dune Palms Road, more particularly described as: A.P.N.: 649-020-01 1 and -030 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did on the 8th day of December, 1999, hold a duly - noticed public meeting to consider approval of architectural and landscape plans for a fueling station, mini mart, and automated tunnel car wash to be constructed on the northwest corner of Hwy 111 and Dune Palms Road, and did, by Minute Motion 99- 022, recommend approval of the request subject to conditions; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: Consistency with General Plan. The proposed fueling station, mini mart, and automated tunnel car wash are consistent with the goals and policies of the General Plan in that the use's design, low height, scale, and mass are compatible with the Regional Commercial (CR) designation of the surrounding properties, and the project is required to provide meandering sidewalks according to the roadway classifications, and landscaping amenities consistent with the adopted design guidelines for Hwy 111 and Specific Plan 99-036. 2. Consistency with Zoning Code. With the implementation of the recommended conditions of approval, the proposed fueling station, mini mart, and automated tunnel car wash project is consistent with the development standards of the Regional Commercial (CR) Zoning District and Specific Plan 99-036 including, PAperesSDP99-657USAGas 12-14-99. wpd Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 but not limited to building heights, setbacks, parking, landscape design, exterior lighting, and signs. 3. Consistency with CEQA. The Community Development Department has determined that the requests have been previously assessed in conjunction with Environmental Assessment 99-383 for which a Mitigated Negative Declaration of Environmental Impact was certified by the City Council on September 7, 1999, by Resolution 99-110. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166. 4. Architectural Design. As conditioned, the architectural design of the proposed project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with existing surrounding development with the quality of design prevalent in the City. The project site is within Specific Plan 99-036, and as such is subject to the architectural guidelines for the La Quinta Corporate Centre. Similarly, the project is subject to the architectural guidelines of the Highway 111 Design Theme. The proposed architectural design is consistent with these guidelines, with the exception of the car wash and southwest corner towers, which range up to 9 feet above the building roof appearing out of scale with the low 14' high building. Conditions of approval are recommended to reduce the tower heights for better proportion with the building. 5. Landscape Design. As conditioned, the project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed landscape plan within the Highway 111 landscape setback is partially consistent with the Highway 111 Design Theme and the requirements of Specific Plan 99-036. Conditions of approval are recommended that will ensure consistency with adopted design requirements. 6. Site Design. As conditioned, the site design of the proposed project, including but not limited to project enteries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, P: \peresS DP99-657U SAGas 12-14-99.wpd Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 exterior lighting, and other site design elements such as scale, mass, appearance, and amount of landscaping are compatible with surrounding development and quality of design prevalent in the City. As proposed, the finish pad elevation of the proposed mini mart and car wash structure will be 4 feet above the curb line elevation of Hwy 111, creating an elevated situation which will exaggerate the height of the proposed buildings as building 'heights are limited to a maximum of 22' within 150 feet of Hwy 111. Conditions of approval are included to require the applicant to reduce the pad elevation as much as possible. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 99-657 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 14th day of December, 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 P:\peresSDP99-657USAGas12-14-99.wpd Page 3 of 4 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-657 USA GASOLINE DECEMBER 14, 1999 GENERAL CONDITIONS OF APPROVAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of an improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department • Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Imperial Irrigation District • Coachella Valley Water 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, 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 CWQCB acknowledgment of the applicant's Notice of Intent 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. 3. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Site Development Permit 99-655, unless amended by the following conditions. Page 1 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 4. This development shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of a building permit. 5. Lot Line Adjustment 99-316 shall be approved by the City and recorded by the Riverside County Clerk's Office prior to issuance of a grading or building permit for this Site Development Permit. 6. This approval of Site Development Permit shall be used within one year; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means beginning of substantial construction as allowed by this approval. 7. This Site Devebpment Permit shall be effective in conjunction with Conditional Use Permit 99-046. PROPERTY RIGHTS 8. The easements and other property rights necessary for the proper functioning of this portion of Specific Plan 99-036 shall be dedicated or granted prior to issuance of a grading or building permit. The dedications or grants required include: A. Highway 111 - The remainder of applicant's 70-foot half of a 140-foot right of way along the frontage of the easterly segment of Specific Plan 99-036. B. Dune Palms Road - Sufficient additional to make up to a total half -width right of way of 50 feet at the north end of the specific plan frontage transitioning southward to 60 feet to allow for a dedicated right turn lane and dual dedicated left turn lanes at Hwy 111. 9. 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. 10. Dedications shall include additional widths as necessary for dedicated right turn lanes, bus turnouts, and other features contained in the approved construction plans. 11. 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. Highway 111 - 50 feet. B. Dune Palms Road - 10 feet. Page 2 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 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. 12. 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. 13. The applicant shall grant any easements necessary for the adjoining parcel(s) to construct and use the shared entry drives on Hwy 111 and Dune Palms Road. 14. If the approved access drives are located in whole or in part on the adjoining parcel(s), the applicant shall furnish proof of easements for construction and use of the drives on those parcels. 15. The applicant shall vacate abutter's rights of access to public streets from all frontage along the streets and properties except access drives described herein. 16. 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. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike 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. Page 3 of 14 r e Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 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. This parcel is subject to the off -site improvement requirements of Specific Plan 99- 036. Grading and building permits will not be issued for this development until the off -site improvements required of the easterly section of the Specific Plan area are complete or secured with an improvement agreement. The on -site improvements shall not be opened for beneficial use until the necessary off -site improvements are complete unless otherwise approved by the City Engineer. If it is necessary for the applicant to secure and construct the off -site improvements as part of this Site Development Permit, the improvement agreement, security and plan approval process shall comply with the provisions of Specific Plan 99-036 and the City's subdivision improvement process. GRADING 21. The building pad elevation shall not exceed 63.5, and the applicant shall make a good faith effort to reduce the pad elevation to 62.5. A good faith effort shall include reasonable additional improvement cost expenditure to achieve the lower pad elevation. City staff will evaluate the reasonableness of additional expenditure. If the applicant disagrees with staff's decision, the applicant may appeal to the City Council which has final authority on this matter. Page 4 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 22. 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 or may be located within 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 furnish certifications as required by FEMA that the above conditions have been met. 23. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. 24. Slopes shall not exceed 5:0 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 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. 26. The applicant shal0 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. 27. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE 28. Storm drainage for this development shall comply with the approved storm drainage plan for the easterly segment of Specific Plan 99-036. If applicant acquires necessary easements, the drainage may be directed to a temporary retention/infiltration facilities located on adjacent land until permanent drainage Page 5 of 14 Planning Commission Reso ution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 facilities are in place to receive flows from this development. 29. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. 30. Nuisance water shall be retained on site. The nuisance water retention/holding method shall be designed to contain surges of 3 gph/1,000 sq. Ft. (Of landscape area) and infiltrate 5 gpd/1,000 sq. Ft. 31. Effluent from the car wash and drainage from the fueling area shall not be discharged into a storm drainage system or to the Whitewater Drainage Channel unless the applicant demonstrates that such effluents can and will be reliably pre- treated to meet all current and anticipated pollutant loading limits. 32. If the applicart proposes discharge of stormwater to the Whitewater Drainage Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's effluent which may be required under the City's NPDES Permit and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land excerpting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. UTILITIES 33. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures inciluding, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 34. Existing aerial lines and all proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 35. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. Page 6 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14 1999 STREETS AND TRAFFIC IMPROVEMENTS 36. Off -site improvements required prior to development within the easterly segment of Specific Plan 99-036 are as follows. The improvements shall occur for the full frontage of the easterly segment prior to the opening of any business or other beneficial use of property within the segment. Under the Development Impact Fee program, the applicant's cost responsibility for pavement and median improvements is limited to the outside 20 feet of pavement, curb & gutter and sidewalk. The applicant will be reimbursed for the remaining pavement and median improvements as funds become available. A. OFF -SITE STREETS 1) S. R. 111 - The north half (58 feet) of a 116-foot street improvement including landscape median. 2) Dune Palms Road - Construct half -width street improvement plus a 20-foot northbound traffic lane (if the northbound half of the street has not been fully improved when this parcel is developed). Construct eight -foot sidewalk. Half street improvement shall be 48 feet (travel width) at Hwy 111, accommodating a dedicated right turn lane, dual through lanes and dual dedicated left turn lanes, and transition to 38 feet north of the turn lanes. The applicant shall re -strip traffic lanes and modify the traffic signal at this intersection as required including, but not necessarily limited to, installation, relocation or reconfiguration of poles, arms, heads, and traffic sensor loops. 3) Bike Path - Construct a Class A Bike Path along the south embankment of the Whitewater Storm Channel (within the Channel right of way) along the channel frontage of the easterly section of Specific Plan 99-036. 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. Page 7 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 37. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name sings, and sidewalks. Mid -block street lighting is not required. 38. 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). 39. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 40. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 41. 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. If a wedge curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 42. The applicant shall design street pavement sections using Caltrans's 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 4.0'75.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 43. 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. Page 8 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14, 1999 44. General access points and turning movements of traffic are limited to the following: A. Highway 111 - One 36-foot shared entry centered approximately 378 feet west of the centerline of Dune Palms Road - right-in/right-out. B. Dune Palms Road - One 36-foot drive centered approximately 386 feet north of the centerline of Highway 111 - full turning movements allowed. LANDSCAPING 44. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas, in accordance with the standards of Specific Plan 99- 036 for that are along Dune Palms Road, and the adopted Highway 111 Landscape Guidelines for that area along Hwy. 111. 45. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 46. 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. 47. Prior to the issuance of a grading permit, final landscape plans shall be revised to include: a. a three foot landscape berm along Hwy. 111 and Dune Palms Road. b. minimum 10-foot tall tree sizes (1.5-inch to 2-inch caliper measuring 6-inches from ground level). 48. Prior to issuance of a grading permit, the sidewalk along Hwy. 111 and Dune Palms Road shall be designed per City standards. 49. Final landscape plans shall indicate varying heights of the three California Fan Palms at the Hwy 111 and Dune Palms Road intersection of the project. The palms shall have a minimum of 18 feet of trunk height. Page 9 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - USA Gasoline December 14. 1999 50. The final landscape plans shall indicate the following: • show turf areas not only on the north side of the sidewalk but also on the south side, • add significant clusters of accent shrubs, medium shrubs, and sognature accent plants, Ocotillo, as listed in the planting palette; • redesign the corner of Highway 111 and Dune Palms Road to match Standard L-3 of the Highway 111 Design Theme, namely delete the annuals and replace a portion of the turf area with the shrubs, - replace the "Sonoran Palo Verde" with "palo Brea"; • replace the "Desert Carpet" with "Prostrate"; • use permion-stained (stained prior to installation and set into grade) granite boulders; • use Palm Springs Gold Fines (min. 2" thick), • remove the decomposed granite from the landscape plan. PUBLIC SERVICES 50. The applicant shall provide public transit improvements as required by SunLine Transit and/or the City. QUALITY ASSURANCE 51. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 52. 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 drawirgs.65. 53. 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, specifications and applicable regulations. 54. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 55. The applicant shall make provisions for continuous, perpetual maintenance of all Page 10 of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - Recommended USA Gasoline December 14, 1999 on -site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 56. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for the plan checking and permits. MISCELLANEOUS 57. 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. FIRE DEPARTMENT CONDITIONS: 58. Provide or show there exists a water system capable of delivering 1,500 gpm for a 2 hour duration at 20 psi residual pressure which must be available before any combustible material is placed on the job site. 59. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 1/" x 2'/2') located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travel ways. 60. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 61. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 62. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 63. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than P:\pccoaSDP99-657USAGasoline12-14-99.wpd Page I I of 14 Planning Commission Resolution 99- Site Development Permit 99-657 - Recommended USA Gasol ne December 14, 1999 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 64. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 65. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 66. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering staff at (760) 863-8886. ARCHITECTURAL DESIGN 67. Prior to the issuance of building permits, the car wash tower shall be reduced from 9' to 5' above the 14' high main building, and the southwest corner tower shall be reduced by 2', subject to the approval of the Community Development Department. 68. Prior to issuance of building permits, the rear elevation shall be revised to add architectural detail and articulation, subject to approval of the Community Development Department. 69. The building plans shall specify that the roof tile shall be barrel shaped concrete "Terra Cotta 2000" tile. 70. Exterior finishes shall consist of Adobe and Eggshell colored cement plaster, "Ocean Green" slate accent tile, and dark bronze anodized aluminum store front system. 71. Prior to issuance of building permits, the trash enclosure shall be revised to comply with the City's standard design. 72. Prior to issuance of building permits, the 22' high flag pole shall be relocated out of the landscape setback area and onto the project site area, subject to the approval of the Community Development Department. Ato4Wm4iation is approved #wAhe-lag-iisplay. SIGNS PApccoaSD1P99-657USAGasoline12-14-99.wpd Page 12 of 14 { Planning Commission Resolution 99- Site Development Permit 99-657 - Recommended USA Gasoline December 14, 1999 73. This approval includes on -site signs consisting of the following: 1) Business ID/gasoline price monument sign along Hwy 111 topped with cabinet texcoated to match the mini mart building exterior color, measuring 64" in height, 8'11" in width, with a sign face area of 45 sq. ft., the copy to include price section with white plexiglass price numbers and blue plexiglass background, the business ID section to consist of red and white plexiglass lettering with blue plexiglass background, and internally illuminated per the preliminary sign plan. 2) Building -mounted sign on the mini mart, with internally illuminated (white neon tubes), plexiglass channel letters with white enameled returns, copy to read"USA" in red capped in white measuring 18" by 51', and "MINI MART" in red capped in white letters, measuring 18" by 117", to be placed on the store facade, per the preliminary sign plan. 3) Building -mounted signs on the car wash tunnel with internally illuminated (white neon tubes) plexiglass channel letters with white enamel returns, copy to read "CARWASH" in white letters, measuring 12" by 85", with one sign at each end of tunnel, per the preliminary sign plan. 74. The Java Jons sign is not a part of this approval. 75. The freestanding business ID/gasoline price sign shall be revised to match the monument sign along Hwy 111. PARKING 76. Eleven on -site parking spaces are required for the mini mart as indicated on the site plan. One handicapped parking space is required. 77. Vehicle stacking for four (4) cars is required for the car wash as indicated on the site plan. LIGHTING 78. Exterior building -mounted lighting shall consist of one-piece die cast aDuminum luminaire housing with metal halide lamps, and flat or recessed lenses, as indicated on the preliminary lighting plan. 79. Exterior pole -mounted lighting shall consist of one-piece die cast aluminum luminaire housing with metal halide lamps, and flat or recessed lenses mounted to P:\pccoaSDP99-657USAGasoline12-14-99.wpd Page 13 of 14 Planning Commission Resolution 99- Site Develcpment Permit 99-657 - Recommended USA Gasoline December 14, 1999 18-foot high poles by extruded aluminum arms with a standard Dark Bronze baked - on polyester paint finish, as indicated on the preliminary lighting plan. 80. Fueling canopy lighting shall consist of heavy -gauge aluminum luminaire housing with flat lenses and super metal halide or metal halide lamps, recessed into the canopy ceiling, as indicated on the preliminary canopy lighting plan. PApccoaSDP99-657USAGasoline12-14-99.wpd Page 14 of 14 ATTACHMENT 1 NWY 111 Q o � 7 � o SITE TO INQIO W Z 0 c~n AVENUE 48 z N _ �N CDw uj w 3 AVENUE 50 w w VICINITY MAP CASE MAP CASE NO- SDP 99-657 & CUP 99-046 USA GASOLINE SCALE: ��� s�� �� ��� 9 � � �� �� ATTACHMENT MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA December 8, 1999 10:00 a.m. A. This meeting of the Architectural and Landsca;1� e was called t rder at 10:08 a.m. by Planning Manager Christine d B. Committee Members present: Bill Bobbitt,i am, and Frank Reynolds. C. Staff present: Planning Manager Christine di Planner Stan Sawa, Associate Planner Leslie Mouriquand, and y Betty Sawyer. II. PUBLIC COMMENT? None. III. CONFIRMATION OF THE AVDA: Confirmed. IV. CONSENT CALENDAR: A. Pl Manager Christine di Iorio asked if there were any changes to the Minutes o ctober 7, 1999. There being no corrections, it was moved and seconded by Committee Members Cunningham/Bobbitt to approve the minutes as submitted. L V. BUSINESS ITEMS: A. Site Development Permit 99-657; a request of RHL Design Group for USA �.--- Petroleum for approval of architectural and landscaping plans for a gasoline facility with mini market and automated tunnel car wash located at the northwest corner fo Highway 111 and Dune Palms Road. l . Associate Planner Leslie Mouriquand presented the information contained in the staff report and noted revised elevations were submitted prior to the meeting, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt stated he did not see where the palm trees were listed on the plant list. Staff noted they were listed under groundcover. C'AMy I)ocum,.nts\WPDOCS\ALRC12-8-99.wpd I Architectural R Landscape Review Committee December 8, 1999 3. Committee Member Cunningham stated the additional rear detail was an improvdment with the windows and other design details. With regard to the towers he did not believe it was a problem. Planning Manager Christine di Iorio stated that design wise the entry tower architecturally should predominate. The second tower is decorative and does not define any entry or exit while the last defines the exit to the car wash. Because the building is only 14-feet high and the towers other than the entry tower, will be up to nine feet taller than the building, this will appear to be out of portion and unbalanced. They should be integrated into the whole design and not appear as if they are standing by themselves. Staff agrees with the new design as it integrates the two towers into the existing roof and leaves the entry tower as is which is fine because it is the focal of the design. Committee Member Cunningham started he liked the towers because a lot of the buildings along Highway I I I have the long plane loon and this breaks up that linear look. 4. Committee Member Bobbitt stated he likes the applicant's original design and believes it is an attractive building, but he understands staffs issue. 5. Mr. Jim Shively, Project Manager for USA Petroleum, stated they added detail to the rear elevation and although the towers are lowered it spreads the design but. Their challenge has been to give as much variation as possible under the City's ordinances. They believe the building should stretch and grow as much as possible. He understands staff s desire for a lower profile, but if you drop the towers down, it looks squatty. The tower adds interest. A compromise would be to retain one tower, the large tower, and lower the other for a lower profile. They are willing to do either suggestion. It is not their intention to violate the height regulations. 6. Committee Member Bobbitt stated the pad elevation at the corner sits up fairly high and asked staff what the final grade would be. Planning Manager Christine di Iorio stated it is six feet higher than the street and this will be an issue before the Planning Commission. Staff is recommending a drop in the pad height. Committee Member Bobbitt stated that with the height of the pad the building towers would be up too high. 7. Committee Member Reynolds stated the access off of Highway I I I is a concern to him. Staff stated it is a right in/right out and has been approved as part of the Specific Plan. 8. Committee Member Cunningham stated he liked the look of the towers, but if the building is to be constructed at the pad's current height, they will be too high. Staff stated a recommendation will made to the Planning Commission to require the pad height to be reduced. The Zoning Code for the I lighway I I I Corridor allows 22 feet within 150 feet of the right of way. Committee C:AMv I)ocumcnts\WPI)0('S\AI.RC'12-8-99.wpd 2 Architecturzl & Landscape Review Committee December 8, 1999 Member Cunningham stated it has balance if one tower is lowered. lie would prefer to see all three towers as it would add a little spice to the corner. The detail that has been added to the rear has resolved any issues with that elevation. 9. Committee Member Bobbit stated it depends on the final pad height. If the pad comes down, the towers can stay as proposed by the applicant. If the pad is going to remain at four feet above Highway 111, then the towers should be lowered. 10. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Reynolds to adopt Minute Motion 99-022 recommending approval of Site Development Permit 98-657, subject to conditions as recommended with the deletion of Condition # 1. Unanimously approved. architectural and landscaping plans for three new prototype residential units to on the north side of 48th Avenue, east of Caleo Bay Drive within Lake La Qui Principal Planner Stan Sawa presented the information contained ' the staff report, a copy of which is on file in the Community evelopment Department. 2. Mr. Roger Moore, representing the applicant, stated had no objection to the conditions as recommended with the except o ondition # 1. The new homes have a ten foot plate compared to the ex�iglfing off -water plans which have an eight foot plate. In his opinion, it wil ook out of proportion with the existing. He believes the clipped gable-Spm is outdated. With the new roof line they pick up the feeling of the clip d gable roof. They can add a gable - end over the master bedroom at the ar to change the look, and/or a gable to the front to make it different o e front on the Plan 20 and 10. They do however, strongly object toe clipped gable. They are trying to create interior volume. 3. Committee Member �fobbitt asked if staff s recommendation could be accomplished witho& the clipped gable. 4. Committee M ber Cunningham stated the reason to use the clipped gable is that it was ess costly. In the one plan there is a hip along the back. On the second nit takes care of itself. On the third plan the applicant's sugge on for the rear would solve units having the same problem. He then as the applicant how close they are from the other houses with the clipped C ANIN Documents\WPDO(.S\AI.RC12-8-99.wpd 3 PH #B STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 1999 CASE NO.: TENTATIVE TRACT MAP 29457 APPLICANT/ PROPERTY OWNER: T. D. DESERT DEVELOPMENT ENGINEER: WATSON & CHRISTIANSEN ENGINEERING REQUEST: RECOMMENDATION TO THE CITY COUNCIL FOR APPROVAL TO SUBDIVIDE 277.9 ACRES INTO 262 RESIDENTIAL AND OTHER COMMON/MISCELLANEOUS LOTS LOCATION: SOUTHWEST CORNER OF 48T" AVENUE AND JEFFERSON STREET WITHIN RANCHO LA QUINTA COUNTRY CLUB ENVIRONMENTAL CONSIDERATION: THIS MAP IS WITHIN SPECIFIC PLAN 84-004 OF WHICH AN ENVIRONMENTAL IMPACT REPORT (EIR) WAS CERTIFIED BY THE CITY COUNCIL IN 1984. THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PER PUBLIC RESOURCES GOVERNMENT CODE SECTION 65457(A). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL. PLAN/ SPECIFIC PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE); RL (LOW DENSITY RESIDENTIAL) AND GOLF COURSE PER SP 84-004 ��I;33�1iP�_1.�7[►L LAND USES: NORTH: ACROSS 48T" AVENUE, UNDER CONSTRUCTION CATELLUS HOUSING DEVELOPMENT SOUTH: VACANT RESIDENTIAL AND COMMERCIAL PROPERTIES SRPCTI'2945'7 - 37 EAST: ACROSS JEFFERSON STREET, VACANT PROPERTIES AND THE RINCON RESIDENTIAL DEVELOPMENT IN THE CITY OF INDIO WEST: JERRY PATE GOLF COURSE, CVWD STORMWATER CHANNEL AND FUTURE RESIDENTIAL HOME SITES IN RANCHO LA QUINTA BACKGROUND: On June 1, 1999, the City Council adopted Resolution 99-73 approving a third amendment to SP 84-004 that reduced the amount of Tourist Commercial acreage from 40 to 10, and number of residential units to 1,300 located generally on the east side of Washington Street, on the west side of Jefferson Street, on the north side of 501h Avenue, and south side of 481h Avenue (Attachment 1). This amendment also modified the on -site street system and various graphic exhibits and tables. Since 1993, a number of several tentative tracts have been approved and recorded under SP 84-004. It is estimated that 430 houses exist with 102 under construction adjacent to the first existing 18-hole golf course. Specific Plan 84-004 was amended on May 19, 1998, by adoption of City Council Resolution 98-47, permitting 1,414 single family houses surrounding two 18-hole golf courses and other Tourist Commercial activities. In 1984, the City Council approved Specific Plan 84-004 (The Grove) and certified Environmental Impact Report #90 allowing a mixed use development of residential, golf and tourist commercial uses on approximately 682 acres. Site Information The proposed subdivision is part of Phase III of the Specific Plan which designates 768 residential units on 355 acres. The site has been rough graded for development and will connect with future infrastructure improvements to the west in Tracts 29306 and 29283. The newly completed Jerry Pate golf course is slated to open next year. Project Request This Map proposes 262 single family lots, common lots, well site lots, and private streets on 277.9 acres (Attachment 2). The single family lots are typically larger than 9,500 square feet (i.e., 8,232 square feet to 21,186 square feet) and back up to golf course fairways. Lots have typical frontages of 51 feet to 70 feet. Several flag lots are proposed at the terminus of both Street Lots "I" and "K". Detached houses are planned. Access to the tract will be from extensions of future private streets within SRPCTT29457-37 the country club and on Jefferson Street at 49`h Avenue (i.e., Lot "C"). Common lots consist of well sites for CVWD, landscape lots, and pool lots. This Map completes the subdivision mapping for Rancho La Quinta. Public Notice - The case was advertised in the Desert Sun newspaper on December 1, 1999. All property owners within 500-feet of the affected area were mailed a copy of the public notice as required. No written comments have been received. Public Agency Review - This request was sent out for comments to City Departments and affected public agencies on October 21, 1999. Agency comments received have been made a part of the Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99-_, recommending to the City Council approval of Tentative Tract Map 29457, subject to findings and conditions. Attachments: 1 . Specific Plan Exhibit (Excerpt) 2. TTM Exhibit 3. Large Map Exhibits (Commission only) Preparod')b t%� I l C. Greg s el , Associa a planner Submitted by: J Christine di lorio, Plarihing Manager SRPCTT29457 - 37 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 29457 TO SUBDIVIDE 277.9 AREAS INTO 262-LOT SINGLE FAMILY RESIDENTIAL UNITS AND OTHER COMMON AND MISCELLANEOUS LOTS IN RANCHO LA QUINTA (SPECIFIC PLAN 84-004) CASE NO.: TENTATIVE TRACT MAP 29457 APPLICANT: T. D. DESERT DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of December, 1999, hold a duly noticed Public Hearing for the subdivision of 277.9 acre site into 262 single family and other common (i.e., streets, recreation, golf course, etc.) and well site lots, located on the south side of 48' Avenue, west of Jefferson Street, more particularly described as: Being a subdivision of Parcels 12, 14, 15, 17 and portions of Parcels 6, 7, 9, 10, 11, 13, 18 and 19 of Parcel Map 20469, County of Riverside, State of California WHEREAS, said map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that an Environmental Impact Report was certified for Specific Plan 84-004 (The Grove) in 1984, for the overall development of the Rancho La Quinta development. The project is exempt from the California Environmental Quality Act per Public Resources Government Code Section 65457(A). No changed circumstances or conditions exist which would trigger the preparation of a subsequent EIR pursuant to Public Resources Code Section 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: A. The proposed map is consistent with the City of La Quinta General Plan and any applicable specific plans. RESOPCTT29457 - 37 Planning Commission Resolution 99-_ Tentative Tract Map 29457 T. D. Desert Development The project is a Low Density Residential (LDR) District per the provisions of the General Plan Update allowing a density of 2 to 4 units per acre; therefore, provisions of Land -Use Element (Chapter 2) are met. Specific Plan 84-004 (Amendment #3) designates the site, and adjacent properties, as residential and golf course permitting 768 single family dwellings (Planning Area #3) and golf related facilities. This tentative tract map and adjacent maps (i.e., TTM's 29306, 28912, and 29283) propose 477 units which is consistent with the goals, policies and intent of the La Quinta General Plan and Specific Plan 84- 004 provided conditions contained herein are met to ensure consistency with the General Plan, Specific Plan and mitigation of environmental consequences pursuant to Final Environmental Impact Report #90 (Addendum). B. The design, or improvement of, the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans. All designs of streets and infrastructure improvements in the project conform to City standards contained in the General Plan and Subdivision Ordinance as designed. Access for the single family lots will be provided from internal streets planned under this tract and Tracts 29306 and 29283. The design standards for the tract will comply with the Land Use Element of the General Plan (Chapter 2) and the Specific Plan. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, or substantially injure fish or wildlife, or their habitat. The subject site is graded and is physically suitable for the proposed land division. This project will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures were completed at the time the site was rough graded as required by SP 84-004, EIR No. 90 (Addendum), and Parcel Map 20469. D. The design of the subdivision, or type of improvements, are not likely to cause serious public health problems. 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, and Specific Plan 84-004. E. The design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. RESOPCT7'29457 - 37 Y Planning Commission Resolution 99-_ Tentative Tract Map 29457 T. D. Desert Development The proposed streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. 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 reconfirm the conclusions of Final Environmental Impact Report No. 90 (Addendum); and, 3. That it does recommend approval to the City Council of Tentative Tract Map 29457 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this 14`h day of December, 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 RESOPCT7 29457 - 37 PLANNING COMMISSION RESOLUTION 99-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29457, T. D. DESERT DEVELOPMENT DECEMBER 14, 1999 GENERAL 1. 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. 2. This tentative map and any final maps thereunder 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). This approval shall expire and become null and void in two years, unless an extension of time is granted according to the requirements of Section 13.12.150 of the Subdivision Ordinance. 3. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 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 CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The A:Wond pctr29457Ranchawpd -37 Page 1 of 13 $ Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 4. The applicant shall comply with the terms and requirements of the Development Impact Fee Program or other infrastructure fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 5. 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. 6. 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. 7. Dedications or grants required of this development include: A. Public Streets 1) Jefferson Street - Applicant's half of 120-foot right of way. B. Private Streets 1) Lots A, F, G, I, & K (Double -Loaded) - 37 feet. 2) Lots B, D, E, H, & J (Single -Loaded) - 33 feet. 3) Lot C (Entryway on Jefferson Street) - 91 feet or as otherwise approved by the City Engineer 4) Cul de Sac Bulbs - 46-foot radius. C. Flood easements to CVWD for all areas below the elevation of 50.00 feet which are not drainage isolated (to elevation 50.00) from the La Quinta Evacuation Channel. A:Wond pctr29457Rancho.wpd -37 Page 2 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 8. Right of way geometry for cuts de sac, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create 20-foot perimeter setbacks along Jefferson Street. The 20- foot minimum depth may be used as an average depth for meandering wall designs. 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, mailbox clusters and common areas. 12. The applicant shall vacate abutter's rights of access to Avenue 48 and Jefferson Street except for the Jefferson Street entryway aligned with Avenue 49. 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 of this tentative map 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 MAPS) 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 acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. A:\('ond pctr29457Rancho. wpd -37 Page 3 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike 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. A:\('ond pctr29457 Ranch D. wpd -37 Page 4 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 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 approva9 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 according to the Conditions of Approval for Specific Plan 84-004. 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., Site Development Permits), off -site improvements and common improvements (e.g., perimeter walls and landscaping, common lots and entry 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 A:Wond pctr29457Ranch:).wpd -37 Page 5 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 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. GRADING 24. 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 or may be located within 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 furnish certifications as required by FEMA that the above conditions have been met. 25. 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. 26. 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. 27. 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. The limits given n this condition are not an entitlement and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with this A:Wond pctr29457Ranch:).wpd -37 Page 6 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 requirement is impractical, however, the City will consider which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 28. 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. 29. 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. 30. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE 31. Stormvvater handling shall conform with the approved hydrology and drainage plan for Rancho La Quinta. Nuisance water shall be disposed of in an approved manner. 32. If the applicant proposes discharge of stormwater to the La Quinta Evacuation Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's effluent which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. A:\('und pctr29457Ranch:).wpd -37 Page 7 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 33. The tract shall be designed to accommodate purging and blowoff water from any well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 34. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and 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 practical and aesthetic purposes. 35. Existing overhead lines and all proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 36. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 37. The applicant is responsible for the following street improvements which shall conform with the City's General Plan in effect at the time of construction: A. OFF -SITE STREETS 1) Jefferson Street (Major Arterial) - Outside 20 feet of pavement, curb & gutter and six-foot meandering sidewalk. Secure and construct per the provisions of Specific Plan 84-004. 2) Avenue 48 (Primary Arterial) - Reimburse City for half street improvements per the provisions of Specific Plan 84-004. B. ON -SITE PRIVATE STREETS 1) Lots A, F, G, I, & K (Double -Loaded) - 36 feet between curbfaces. 2.) Lots B, D, E, H, & J (Single -Loaded) - 32 feet between curbfaces. A:Wond pc1r29457Rancho.wpd -37 Page 8 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 3) Lot C (Entryway on Jefferson Street) - Stacking room (minimum) for four in- bound vehicles without blocking the public sidewalk (may be split into two lanes of two each). 4) Culs de Sac - Per Riverside County Standard 800 (symmetric) or 800A (offset), 45-foot curb radius. 38. 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. 39. 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). 40. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 41. Culs de sac, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 42. 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. If a wedge curb design is approved, the lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 43. Direct access from public streets is limited to Lot C which shall align with Avenue 49. 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): A:\('ond pctr29457Ranchompd -37 Page 9 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 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 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 47. The applicant small provide landscaping in required setbacks and common lots. 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 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. A:\('ond pctr29457Ranch �.wpd -37 Page 10 of 13 Z Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 50. Perimeter tract walls and required landscaping 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. Front yard landscaping for future houses shall consist of a minimum of two shade trees (1.5-inch and larger caliper size) and 10 five gallon shrubs. Three additional shade trees (1.0-inch caliper) shall be required for corner lots houses. All trees shall be double staked to prevent wind damage. PUBLIC SERVICES 52. The applicant shall provide public transit improvements as required by Sunline Transit and the approval of the City Engineer. QUALITY ASSURANCE 53. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 54. 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. 55. 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, specifications and applicable regulations. 56. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City Engineer and the precise grading plans. 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. AA'und pctr29457Ranch o.wpd -37 Page 11 of 13 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 MAINTENANCE 57. The applicant shall make provisions for continuous, perpetual maintenance of all on - site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until they are accepted by the appropriate public agency. FEES AND DEPOSITS 58. 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. 59. Plan check fees required by the Riverside Country Fire Department shall be paid when plans are submitted for review and approval. FIRE DEPARTMENT 60. 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. 61. 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. 62. 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." A:\('ond pctr29457Rancho.wpd -37 Page 12 of 13 11 Planning Commission Resolution 99-_ Tentative Tract Map 29457 December 14, 1999 63. 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. 64. 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. 65. If provided, 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. 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. MISCELLANEOUS 66. All public agency letters received for this case are made part of the case file documents for plan checking purposes. 67. Applicable conditions of Specific Plan 84-004 as amended shall be met prior to building permit issuance. 68. 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. 69. This tract shall be annexed into the Rancho La Quinta Homeowners' Association (HOA) ensuring maintenance of common open space, perimeter landscaping, private roads, security, and architectural consistency pursuant to the requirements of Specific Plan 84-004. 70. Common recreation facilities shall be completed during construction of Tract phasing improvements. A:\('ond pctr29457Rancho. wpd -37 Page 13 of 13 ATTACHMENTS Q m X 00 W a F, Attachment 1 � a 0 v I TRACT 2&m99.9 • - - _ - C7E>AU _ � ABTH AVENUE a �J Attachment 20 .. dry 3 F�F byp _ � � - � � � i ��, ; . _ _ • Pit ' � � ; /" \ 6' a •[Qe e- •'i'-Y dht ai ar ra"daa• \ / • �� M a a ! apY as • `4n 9, •i ., _ -- � [ 0 • j ' c _ Yr eo 0 —t •Ap s- I � p b /� I • � /'C !TY Ypp • %ri'�( f � �1' J� @a0 ip.� ,i ,/. ',�U �' � @r is a � A i ,,� t�J•' � , an I'�' fto � $°r, �i> � .� Y e - � �/! ('• ')'i a ae§ ' G m t g• � � - $Ya ; r 1., e $ ge xie gee g"pY ! @h � pe •�v ar sY gr $h •i -$p $k A 9 1@ 9 .@Y .Y: pe;pe !+ %' TDYTATM9 TR&CSA'.'R3. (V1ii &ff) LV@.A:ANYA Y6NYSTNH 'ITLs.CT LYACsSin Mll:' �'-R U:7 oZ PH #C DATE: CASE NO.: APPLICANT: ARCHITECT: REQUEST: LOCATION: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN DESIGNATION: ZONING: BACKGROUND: PLANNING COMMISSION STAFF REPORT DECEMBER 14, 1999 SITE DEVELOPMENT PERMIT 99-661 CANADAY & COMPANY LEN NOBEL COMPANY APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THREE NEW PROTOTYPE RESIDENTIAL TYPES TO BE CONSTRUCTED IN LAKE LA QUINTA, ON THE NORTH SIDE OF 48T" AVENUE, EAST OF CALEO BAY DRIVE THIS SITE DEVELOPMENT PERMIT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPTED FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER SECTION 15303, CLASS 3 (A) OF THE GUIDELINES FOR IMPLEMENTATION. LDR (LOW DENSITY RESIDENTIAL, 2-4 DWELLINGS PER ACRE) RL (LOW DENSITY RESIDENTIAL) Canaday & Company has built residences in Lake La Quinta since 1997. To date, they have received approval of approximately six prototype plans. The proposal is for approval of three new prototype residential types. To date, proposed construction of these new units is only indicated for Lots 122, 123, and 124 which are off -water lots on Via Florence near Adams Street (Attachment 1.) The applicant has indicated they are planning on constructing these units on 56 lots on the east side of the project. PROJECT'PROPOSAL: Proposed are three plans as follows: Plan 10 size - # of bedrooms - baths - 2,422 square feet three three garage spaces - C:\ sdp 99-661 pc rpt.wpd two Plan 20 size - # of bedrooms - baths - garage spaces - Plan 30 size - # of (bedrooms - baths - garage spaces - 2,595 square feet three three and one-half two 3,034 square feet four four three The prototype plans are characterized by a tower entry and flanking hip or gable roof features off of the main hip roof. The units utilize plaster walls, plastered eaves, metal roll -up garage doors, and curved concrete tile roofing. Colors of the plaster are white to light tan, with contrasting light accent paint colors, and with light red blended roof tile. Roof heights and types are varied and used in combinations. The main roof ridge in each plan consists of a hipped roof running parallel to the street. Each plan varies in height because of the variety of roofs, with Plan 10 a maximum 18'-6" high, Plan 20 a maximum 17'-6" high, and Plan 30, a maximum 20 feet high. Special design features on the facades include covered windows, plaster popouts, and some decorative recesses on the entry tower. Each plan includes two different facades, with building sides and rears being the same within each plan. Conceptual typical front yard landscaping plans have been submitted for these plans. The plans show 4 to 5 palm or canopy trees per lot, boulders, lawn, and miscellaneous shrubs. No description of the sizes is given. EXISTING UNIT DESCRIPTION: The residential units approved prior to the compatibility requirements vary from 1,909 to 3,800 square feet. The residences proposed by this permit are 2,422 to 3,034 square feet, which is within the allowable range. Because residences have been built by five developers and one or two custom home builders, there is a variety of architectural styles, materials, and colors. The prevalent style of the architecture is "Mediterranean/Spanish", utilizing plastered walls and overhangs, the roofs, metal roll - up garage doors, and light earth tones exterior colors. The existing residences utilize a variety of architectural features, including tower entries, arches, multiple roof planes and heights, clipped gable roofs, stucco surrounds, and decorative chimney caps. CA sdp 99-661 pc rpt.wpd ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW• The ALRC reviewed this request at its meeting of December 8, 1999, and discussed the recommended conditions. The ALRC felt that incorporating clipped gables into one of the plans was not necessary for architectural compatibility with the existing units (Attachment 2.) The Committee unanimously adopted Minute Motion 99-022, recommending approval, subject to Conditions of Approval #3, 4, and 5. PUBLIC NOTICE: This request was advertised in the Desert Sun Newspaper on December 3, 1999, and mailed to all property owners within Desert Pride and 500 feet around the project boundaries. To date, no correspondence has been received. FINDINGS: The findings needed to approve this request can be made as noted in the attached resolution. RECOMMENDATION: Adopt Planning Commission Resolution 99- , approving Site Development Permit 99-661, subject to conditions. Attachments: 1. Location Map 2. Minutes of Architecture and Landscaping Review Committee for December 8, 1999 3. Plan exhibits Prepared by: Stan B. Sawa, Principal Planner Submitted by: J Christine di lorio, Planning Manager C:\ sdp 99-661 pc rpt.wpd PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ARCHITECTURAL AND LANDSCAPING PLANS FOR THREE NEW PROTOTYPE RESIDENTIAL PLANS, SUBJECT TO CONDITIONS, PROVIDING COMPATIBILITY APPROVAL OF FOUR PROTOTYPE UNITS FOR CONSTRUCTION IN LAKE LA QUINTA CASE NO.: SITE DEVELOPMENT PERMIT 99-661 APPLICANT: CANADAY & COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14" day of 1999, hold a duly noticed Public Hearing to consider the request of Canaday & Company to approve architectural and landscaping plans for three new prototype residential plans to be constructed in Lake La Quinta, north of 48' Avenue and east of Caleo Bay Drive, more particularly described as: Portions of Tract 26152 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did on the 8t' day of December, 1999, hold a duly - noticed public meeting to consider architectural and landscape plans for three new prototype residential plans, and did, by Minute Motion 99-022, recommend approval of the request, subject to conditions; and, WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3 (A) of the Guidelines For Implementation; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The proposed units, with the conditions as recommended, are of a compatible architectural design, color, and materials with the existing residences. The units will utilize similar architectural features such as varying roof heights, entry towers, decorative chimneys, and stucco column bases. Redesign of the rear facing roof plane of one of the plans will provide articulation and variety. 2. The proposed landscaping plans will provide a minimum of one 24 inch box size tree (1.5 inch caliper) in the front yard area. All units will have at least one additional tree and other shrubs and groundcover. P:\sdp 99-661 pc res.wpd I Planning Commission Resolution 99- Site Development Permit 99-661 December 8, 1999 3. No two story residences are proposed, nor are there any existing in the tract. 4. Masonry walls are proposed between units and will be compatible with existing walls in the tract. 5. The size range of the existing residences is 1,909 to 3,800 square feet. The proposed units vary from 2,422 square feet to 3,034 square feet. This request is in compliance with compatibility review requirements. 6. The final plot plan will ensure compliance with the requirement that identical, or similar, front elevations shall not be placed on adjacent lots or directly across the street from one another. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 99-661 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 141h day of December, 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 P:\sdp 99-661 pc res.wpd E1) PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-661 CANADAY & COMPANY DECEMBER 14, 1999 1. This approval is for the following three prototype units for which plans are on file in the Community Development Department: Plan 10 - 2,422 square feet Plan 20 - 2,595 square feet Plan 30 - 3,034 square feet 2. Preliminary plans showing the architectural changes required by this permit shall be submitted to the Community Development Department for approval, prior to preparation of final working drawings and issuance of building permits. 3. Detailed front yard landscaping plans with one tree 24" box size and minimum 1.5" caliper shall be submitted for review and approval by the Community Development Department for approval prior to issuance of any building permit for units authorized by this approval. 4. All side or rear elevations that are flat (one continuous plane) shall provide around all windows larger than 2' x 2' and all doors, a minimum 3" deep stucco popout on at least two sides of the frame, to the satisfaction of the Community Development Department. 5. Both facades alternatives of one of the prototype plans shall be redesigned to incorporate rear facing roof modifications to break up the continuous flat roof. 6. Prior to issuance of building permits for any of the units authorized by this approval, final working drawings incorporating the above requirements, shall be approved by the Community Development Department. p:\sdp 99-661 pc coa.wpd 1 ATTACHMENT 1 LAKE LA QUINTA SITE CASE MAP CASE No. SITE DEVELOPMENT PERMIT 99-661 CANADAY & CO. ORTH SCALE: NTS ATTACHMENT Architectural & Landscape Review Committee December 8, 1999 prefer to see all three towers as it would add a little spice to the come;, --The detail that has been added to the rear has resolved any issu with that elevation. 9. Committee Member Bobbit stated it depends o e final pad height. If the pad comes down, the towers can stay as pr se-3 by the applicant. If the pad is going to remain at four feet above way 111, then the towers should be lowered. 10. There being no f irtl iscussion, it was moved and seconded by Committee Members Ciingham/Reynolds to adopt Minute Motion 99-022 recon orf ing approval of Site Development Permit 98-657, subject to conditions as recommended with the deletion of Condition #1. Unanimously _ B. Site Development Permit 99-661; a request of Canaday & Company for approval of architectural and landscaping plans for three new prototype residential units located on the north side of 48`h Avenue, east of Caleo Bay Drive within Lake I.a Quinta. 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. Mr. Roger Moore, representing the applicant, stated they had no objection to the conditions as recommended with the except of Condition # 1. The new homes have a ten foot plate compared to the existing off -water plans which have an eight foot plate. In his opinion, it will look out of proportion with the existing. He believes the clipped gable -end is outdated. With the new roof line they pick up the feeling of the clipped gable roof. They can add a gable - end over the master bedroom at the rear to change the look, and/or a gable to the front to make it different on the front on the Plan 20 and 10. They do however, strongly object to the clipped gable. They are trying to create interior volume. 3. Committee Member Bobbitt asked if staff s recommendation could be accomplished without the clipped gable. 4. Committee Member Cunningham stated the reason to use the clipped gable is that it was less costly. In the one plan there is a hip along the back. On the second plan it takes care of itself. On the third plan the applicant's suggestion for the rear would solve units having the same problem. I le then asked the applicant how close they are from the other houses with the clipped roof. Mr. Moore stated they are across the street from some. None of the (':\Mv 1):)cuments\W YDOCS\AI-RC 12-8-99.N%pd 3 Architectural & Landscape Review Committee December 8, 1999 water units have clipped gable roofs. The Avante units have a mix of both. The only conflict would be the units across the street. There are a total of 56 lots left for development of these plans. The first three lots off Adams Street would be the models. 5. Committee Member Cunningham received clarification that 56 lots would be built with the proposed three plans. 6. Committee Member Bobbitt asked what staff would do with the proposed roof type to achieve the clipped gable roof look. Staff showed examples. 7. Committee Member Cunningham stated he did not see a problem in the development. Some of the units will have clipped gables and some will have the shape developed by the original developer as well as the other developers. He approves of the hipped roofs. He does agree that on the rear roof of the house it should be more articulated. Committee Member Bobbitt stated that without something to look at it is hard to visualize the difference between the two. Discussion followed as to what the units would look like. 9. Committee Member Bobbitt stated it would be a lot of work to change the plans. Staff stated Condition #1 could be deleted. 10. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Reynolds to adopt Minute Motion 99-023 approving Site Development Permit 99-661, as recommended with the deletion of Condition #l. Unanimously approved. I\7DENCE AND WRITTEN MATERIAL: None V. COMMITTEE MEMBER ITEMS: None VI. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Cunningham/Bobbitt to adjourn this regular meeting of the Architectural and Landscaping Review Committee to the next regular meeting to be held on January 5, 2000. This meeting was adjourned at 10:53 a.m. on December 8, 1999. respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California C:\Mv Documents\WPDOCS\AI,RC12-8-99.wnd Li . �f PH #D PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 14, 1999 CASE NOS.: SITE DEVELOPMENT PERMIT 99-653, AMENDMENT #1 APPLICANT: FORREST HAAG, ASLA PROPERTY OWNER: KSL DESERT RESORTS, INC. ARCHITECT: DFD ARCHITECTURE LANDSCAPE ARCHITECT: FORREST HAAG, ASLA REQUEST: APPROVAL OF REVISED SITE, ARCHITECTURAL AND LANDSCAPING PLANS FOR GOLF COURSE MAINTENANCE FACILITY LOCATION: WITHIN THE NORMAN GOLF COURSE, ON THE NORTH SIDE OF AIRPORT BOULEVARD, APPROXIMATELY MIDWAY BETWEEN MADISON STREET AND MONROE STREET BACKGROUND: Due to the applicants redesign of the buildings and site design, this request needs to be continued to the meeting of January 11, 2000. RECOMMENDATION: Continue to the meeting of January 11, 2000. Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager c:\sdp 99-653 amend #1 pc rpt cont.wpd STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 14, 1999 CASE NO.: ENVIRONMENTAL ASSESSMENT 99-389, GENERAL PLAN AMENDMENT 99-064, ZONE CHANGE 99-092, SPECIFIC PLAN 99- 040, AND TENTATIVE TRACT MAP 29323 REQUEST: 1. 2. 3. 4. 5. LOCATION: APPLICANT: RECOMMENDATION FOR: CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPROVAL OF A PRE -ANNEXATION GENERAL PLAN DESIGNATION FROM COUNTY DESIGNATION 2B (2-5 UNIT PER ACRE) TO LOW DENSITY RESIDENTIAL (2-4 UNITS PER ACRE) ZONE CHANGE FROM COUNTY DESIGNATION OF R-1-9000 TO LOW DENSITY RESIDENTIAL SPECIFIC PLAN FOR DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR A RESIDENTIAL DEVELOPMENT, AND TENTATIVE TRACT MAP TO ALLOW 379 RESIDENTIAL UNITS ON 117 ACRES THE NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. WADE ELLISIWARNER ENGINEERING ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 99-389 WAS PREPARED FOR PROPOSED SPECIFIC PLAN 99-040 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DIRECTOR HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN/COUNTY GENERAL PLAN DESIGNATION: ZONING/PROPOSED CITY GENERAL PLAN: 213/2-5 UNITS/ACRE LOW DENSITY CAMy Documents=PDOMSP99-040 StfRpt.WPD DESIGNATIONS: RESIDENTIAL COUNTY ZONING: R-1/9,000 PROPOSED CITY ZONING: LOW DENSITY BACKGROUND: RESIDENTIAL Site Back, rq ound The subject property is currently located outside the City limits, at the northwest corner of Fred Waring Drive and Jefferson Street. The applicant has requested annexation into the City of La Quinta. Prior to annexation, the City requires that the General Plan designation and Zoning be established to City standards. In addition, the applicant has filed applications for a Specific Plan and Tentative Tract Map to establish design standards for the development, and subdivide the 117 acres, respectively. Project Request The General Plan and Zoning designations proposed by the applicant are for Low Density residential development. The proposal allows 379 dwelling units on 117 acres, resulting in an overall density of 3.23 units per acre. The designations are compatible with surrounding development in,the area, which is characterized by single family residences, either in traditional neighborhoods or around golf course development. The Tentative Tract Map subdivides the land into three planning areas which are envisioned in the Specific Plan to allow three types of residential development. Planning Area 1 would result in 132 residential units on lots averaging 4,840 square feet. Specific deviations from City standards proposed in this planning area are discussed further below. Planning Area 2 includes 129 residential units, on average lots sizes of 9,333 square feet. Planning Area 3 proposes 118 homes on lots averaging 10,923 square feet. The Specific Plan includes design standards, road standards and landscaping standards for common areas. Site Development Permits and additional California Environmental Quality Act review will be required for development of each of the planning areas. In addition, no signage is proposed within the Specific Plan. Further review of project signage will occur at a later date. Public Notice This map application was advertised in the Desert Sun newspaper on November 22, 1999. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Zoning Ordinance of the La Quinta Municipal Code. To date, no comments have been received. CAMy Documents\WPDOCS\SP99-040 StfRpt.WPD Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan and Zoning Ordinance, the following overview of the project is provided: Issue 1 - General Plan and Zoning Ordinance Consistency The project area is not currently under the City's jurisdiction. However, lands to the south, which are within the City limits, are designated for low density residential development. Current development to the west and north of the subject property, under the jurisdiction of the County of Riverside, is also of a low density residential character. Overall, the project will provide for 3.23 units per acre, consistent with the City's Low Density Residential designation. The proposed project significantly reduces the City's zoning standards within its Planning Area 1. Further discussion of Zoning standards is provided below. The design of public roadways adjacent to the project, as conditioned, is consistent with the General Plan Circulation Element. Issue 2 - Project Design/Improvements The Tentative Tract Map and Specific Plan provide for three Planning Areas. Planning Areas 2 and 3 are proposed to conform to City standards within the Low Density Residential Zone, with the exception of the garage setback. The garage setback is allowed to be reduced to 20 feet in the Zoning Ordinance, if roll -up doors are utilized. Specific Plan Condition #68 has been included to require the use of only roll -up garage doors, and amendment of the Specific Plan to reflect same. Planning Area 1 proposes significant deviation from the City's standards, including lot size; minimum dwelling unit size; front, side and rear setbacks; lot frontage; and maximum lot coverage. Each of these deviations is discussed individually below. Lot Size Planning Area 1 proposes the subdivision of 15t net acres into 132 lots. The average lot size within this area is 4,840 square feet. The Specific Plan states that open space areas are provided around the planning area to allow common recreation. No specific amenities are proposed or required. Lot C, which surrounds the Planning area on three sides, totals CAMy DocumentsUPDOMSP99-040 StfRpt.WPD 6.25 acres, and is primarily provided to satisfy on -site retention requirements. Although lot sizes in this planning area are much smaller than the City standard, the residential product described in the Specific Plan is typical of many residential country club products provided in the City and elsewhere in the Valley, but does not provide the typical recreational amenities. Private recreational amenities will be limited or impossible to construct on 4800 square foot lots. The Specific Plan does not mandate common area amenities, but states that further details will be provided in the Site Development process. Without a mandate in the Specific Plan for specific amenities, they are unlikely to be constructed. Staff would recommend that Specific Plan Condition #72 be included, which requires the addition of specific recreational amenities to the Specific Plan text, thereby insuring that future merchant builders will adhere to minimum standards. Minimum Dwelling Unit Size The Specific Plan proposes that minimum dwelling unit size in Planning Area 1 be reduced to 1200 square feet. The Planning Area is not proposed for either low income or senior housing, both of which could justify a reduction in standards. Staff therefore recommends the inclusion of Specific Plan Condition #69, which requires that the dwelling unit size be increased to a minimum of 1400 square feet, to conform to the City's standard. Setbacks Within Planning Area 1, the Specific Plan allows for reductions in front setbacks from 20 feet to 15 feet; rear setbacks from 20 feet to 10 feet; and side setbacks from 5/10 feet to 0/10 feet. The proposal in this area is to allow zero lot line construction, with a mandated 10 feet on one side of each home, resulting in a 10 foot separation between houses. In order to achieve the size of units contemplated and recommended above, such standards are necessary. Lots are generally 45 feet in width, and 100 feet long. In order to construct a 1800 square foot house (the largest proposed in the Specific Plan), plus a garage, the house will have to be 35 feet wide and 65 feet long. With a 15 foot front setback, as proposed, the house would have up to 20 feet of rear yard. Lot Frontage As discussed above, the construction within Planning Area 1 is proposed to be on very small lots. Based on Exhibit H-a of the Specific Plan, each home would have a 20 foot driveway, a 10 foot side yard setback, and approximately 10 to 15 feet of house frontage on a lot. Lot Coverage As discussed above, in order to provide for up to 1,800 square feet of living space, plus a garage, on a 4840 square foot lot, increased lot coverage is required from the Zoning Code of 40% to 45%. As currently planned, the largest home could not be sited on lots less than CAMy Documents\WPDOCS\SP99-040 StfRpt.WPD ,t 4,900 square feet in size. As depicted on the tentative tract map, the majority of the lots in Planning Area I are 4,500 square feet in size. These lots can accommodate a house of 1,625 sq. Ft (plus a 400 square foot garage) at 45% lot coverage. As stated in the setback section above, the rear yard of a house in this Planning Area will be approximately 20 feet in depth. After deduction of the patio areas, the usable rear yard is likely to be about 10 or 12 feet deep. This area will not allow for significant private recreational amenities, thereby supporting the need for common area amenities as discussed above under Lot Size. Site -specific design issues can be further reviewed and refined through the Site Development Permit process for individual planning areas, which will be required. Western and Northern Boundary Wall The Specific Plan proposes to simply abut the existing residential walls which occur behind the homes at Bermuda Dunes Country Club. No new wall construction is proposed on these boundaries. The location of these existing walls, based on examination of Exhibit A of the Specific Plan, is not continuous. In addition, some of the homes appear to have either constructed fences or nothing at all on their rear property line. Since neither the location or condition of the walls is clearly established, and since this project is envisioned as a planned integrated community, a Condition of Approval has been added (#68) to require amendment of the Specific Plan to include a continuous wall on the western and northern boundaries of the project. Circulation The City Engineer will allow only right -in, right -out and left -in turning movements for the proposed project entry ways, in conformance with City General Plan and Zoning ordinance standards. The project will be required to widen adjacent portions of Fred Waring Drive and Jefferson Street to their ultimate rights -of -way. The proposed project includes private roadways ranging from 41 feet in width to 33 feet in width. The City Engineer has expressed a concern regarding the narrowing of any street which provides ingress or egress for 100 or more homes. Specific Plan and Tentative Tract Condition #7 has been added which requires that Sandy Point Drive, South Beach Drive, White Cloud Drive, and Spanish Wells Drive be constructed to a minimum of 41 feet paved width. These modifications can be made to the Final Tract Map, subject to City Engineer's review and approval. In addition; the Fire Department has requested restricted parking on the narrow residential streets, in order to ensure that their equipment can travel through these streets. Condition of Approval #71 has been added which requires amendment of the Specific Plan to reflect restricted parking. C1My Documents\WPDOCS\SP99-040 StfRpt.WPD Issue 3 - Health and Safety The Specific Plan requires the extension of all public services to the site as part of project development. In addition, conditions of approval and environmental mitigation measures have been included for this project which address safety and welfare issues, including circulation, flooding and seismic safety. As the Specific Plan is built out, through the Site Development Permit process, site -specific issues which might affect the public health and safety will be further addressed. CONCLUSION: As conditioned, the proposed General Plan amendment, Zone Change, Specific Plan and Tentative Tract Map will be consistent with General Plan goals, policies and programs for a varied housing stock. RECOMMENDATION: 1. Adopt Planning Commission Resolution 99- , recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 99-389. 2. Adopt Planning Commission Resolution 99- , recommending to the City Council approval of General Plan Amendment 99-064, subject to the findings. 3. Adopt Planning Commission Resolution 99- , recommending to the City Council approval of Zone Change 99- , subject to the findings. 4. Adopt Planning Commission Resolution 99- , recommending to the City Council approval of Specific Plan 99-040, subject to the findings and Conditions of Approval as recommended. 5. Approval of Planning Commission Resolution 99- , recommending to the City Council approval of Tentative Tract Map 29323, subject to the findings and Conditions of Approval as recommended. Attachments: 1. Specific Plan 99-040 Document 2. Tentative Tract Map 29323 Prepared by: Nicole Sauviat Criste, Consulting Planner Submitted by: Christine di lorio, Planning Manager CAMy DocumentsUPDOMSP99-040 StfRpt.WPD PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR AN ENVIRONMENTAL ASSESSMENT PREPARED FOR GENERAL PLAN AMENDMENT 99-064, ZONE CHANGE 99- 092, TENTATIVE TRACT MAP 29323 AND SPECIFIC PLAN 99-040 ENVIRONMENTAL ASSESSMENT 99-389 APPLICANT: WADE ELLISIWARNER ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14TH day of December, 1999 hold a duly noticed Public Hearing to consider an Environmental Assessment prepared for General Plan Amendment 99-064, Zone Change 99-062, Tentative Tract Map 29323 and Specific Plan 99-040, ("the proposed project") generally located at the northwest corner of Fred Waring Drive and Jefferson Street, more particularly described as follows: APNs 609-380-022 and 609-380-023 WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970"(as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 99-389) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the conditions of approval for Specific Plan 99-040, and a Mitigated Negative Declaration of Environmental Impact should be filed; 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 recommending certification of said Environmental Assessment: The proposed project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 99-389. CAMy Documents=PDOMSP99-040 PC Reso EA.wpd Planning Commission Resolution 99-_ Environmental Assessment 99-389 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of 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 rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed project does not have the potential to achieve short-term environmental goals,,to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed subdivision. 5. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the proposed project as proposed, does not affect the current land use as it would be assessed at time of development, whether or not the project was implemented. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 99-389 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of December, 1999, by the following vote, to wit: CAMy Documents=PDOMSP99-040 PC Reso EA.wpd Planning Commission Resolution 99-_ Environmental Assessment 99-389 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\SP99-040 PC Reso EA.wpd ;i Environmental Checklist Form Project Title: Sand Harbor Specific Plan (SP 99-040) General Plan Amendment 99-064 Change of Zone 99-092 Tentative Tract 29323 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Christine di lorio 760-777-7125 4. Project Location: Northwest corner of Fred Waring Drive and Jefferson Street 5. Project Sponsor's Name and Address: Wade Ellis 41-865 Boardwalk, #212 Palm Desert, CA 92211 6. General Plan Designation: Riverside County: 2B, 2-5 units per acre Proposed La Quinta: Low Density Residential 7. Zoning: Riverside County: R-1/9,000 Proposed La Quinta: RL, Low Density Residential 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.) Pre -annexation application to establish General Plan designation, Specific Plan and Tentative Tract Maps for vacant lands located at the northwest corner of Fred Waring Drive and Jefferson Street. Specific Plan will establish standards for the development of 379 dwelling units on 117 acres. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. Lands to the north and west are developed single family residential neighborhoods. The Bermuda Dunes Golf Course is also located to the north. Lands to the south are vacant, and lands to the southwest are developed as single family dwellings. Lands to the east are partially developed with a golf course and single family residential. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Local Agency Formation Commission PACHRISTAenvincklist sp 99-040.wpd Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning X Transportation/Circulation Public Services Population and Housing Geological Problems Water X Biological Resources Energy and Mineral Hazards X X Utilities and Service Systems Aesthetics Cultural Resources X X Air Quality X Noise Mandatory Finds of Recreation X Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by rni tigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, in u g revisions or miti a on measures that are imposed upon the proposed project. Signature Date Printed Name PACMSTI\envirAlist sp 99-040.wpd For Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analysis," may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analysis are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. PACHRISTI\envincklist sp 99-040.wpd 3 Sample question: Potentially Potentially Significant Less Than Issues (and Supporting Information Sources): Significant unless Significant No Impact Mitigated Impact Impact Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) 1 t X (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? (General X Plan Land Use Map) L] b) Conflict with applicable environmental plans or policies X adopted by agencies with jurisdiction over the project? (General Plan EIR, p. 4-1 ff.) c) Be incompatible with existing land use in the vicinity? (General X Plan Land Use Map, Aerial Photograph, Exhibit A of Specific Plan) d) Affect agricultural resources or operations (e.g., impacts to X soils or farmlands, or impacts from incompatible land uses)? e) Disrupt or divide the physical arrangement of an established X community (including a low-income or minority community)? (Aerial Photograph, Exhibit A of Specific Plan) II. POPULATION AND HOUSING: Would the proposal: a) Cumulatively exceed official regional or local population X projections? (General Plan Master Environmental Assessment, p. 2-32 ff.) b) Induce substantial growth in an area either directly or indirectly X (e.g. through projects in an undeveloped area or extension or major infrastructure)? (General Plan Goal 2-3, Objective 2-3.1) mCHRISTRenvincklist sp 99-040.wpd IV. Issues (and Supporting Information Sources): c) Displace existing housing, especially affordable housing? (Aerial Photograph, Exhibit A of Specific Plan) Potentially Significant Impact Potentially Significant Unless Mitigated Less Than Significant No Impact Impact GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: -7-71 a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page 4-35) X b) Seismic ground shaking? (General Plan EIR, page 4-30 ff.) I X c) Seismic ground failure, including liquefaction? (General Plan X EIR, Exhibit 4.2-3, page 4-35 and page 4-30 ff.) d) Seiche, tsunami, or volcanic hazard? (General Plan EIR, page X 4-30 ff.) e) Landslides or mudflows? (General Plan EIR, page 4-30 ff.) X f) Erosion, changes in topography or unstable soil conditions X from excavation, grading, or fill? (Southland Geotechnical, Geotechnical Investigation, June 24, 1999) g) Subsidence of the land? (Southland Geotechnical, Geotechnical Investigation, June 24, 1999) h) Expansive soils? (Southland Geotechnical, Geotechnical Investigation, June 24, 1999) fX� i) Unique geologic or physical features? (General Plan, page 8-7) ` 7X— WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and X amount of surface runoff? (Specific Plan p. 19 ff., Tract Map 29323) b) Exposure of people or property to water related hazards such X as flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) P:\CHRISTI\envirAI;st sp 99-040.wpd Potentially Potentially Significant Less Than Significant Unless Significant No issues (and Supporting Information Sources): Impact Mitigated Impact Impact c) Discharge into surface waters or other alteration of surface X water quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document, p. 19 ff.) d) Changes in the amount of surface water in any water body? X (Specific Plan document, p. 19 ff.) e) Changes in currents, or the course or direction of water movements? (General Plan EIR, page 4-51 ff.) f) Change in the quantity of ground waters, either through direct X additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? (General Plan EIR, page 4-55 ff.) g) Altered direction or rate of flow of groundwater? (General X Plan EIR, page 4-55 ff.) h) Impacts to groundwater quality? (General Plan EIR, page 4- X 57 ff.) i) Substantial reduction in the amount of groundwater otherwise X available for public water supplies? (General Plan EIR, page 4- 57 ff.) V. AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or X projected air quality violation? (General Plan EIR, page 4-171 ff.) b) Expose sensitive receptors to pollutants? (General Plan EIR, page 4-171 ff.) c) Alter air movement, moisture, or temperature, or cause any change in climate? (General Plan MEA, page 5-33 ff.) d) Create objectionable odors? (Specific Plan project description) ` X P:\CHRISTI\envir.cklist sp 99-040.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact VI. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (RKJK & Assoc., X Traffic Impact Analysis, November 23, 1999) b) Hazards to safety from design features (e.g., sharp curves or X dangerous intersections) or incompatible uses (e.g., farm equipment)? (RKJK & Assoc., Traffic Impact Analysis, November 23, 1999) c) Inadequate emergency access or access to nearby uses? I I I I X (Specific Plan Site Plan) d) Insufficient parking capacity on -site or off -site? (Specific Plan, I I I X p. 17) e) Hazards or barriers for pedestrians or bicyclists? (Specific X Plan, p. 17) f) Conflicts with adopted policies supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? (Specific Plan p. 17) -7 g) Rail, waterborne or air traffic impacts? (General Plan MEA) X VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats X (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4- 71 ff.) b) Locally designated species (e.g., heritage trees)? (General X Plan EIR, Exhibit4.4-1, page 4-69, and page 4-71 ff.) PACHRISTI\envirAlist sp 99-040.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact c) Locally designated natural communities (e.g., oak forest, X coastal habitat, etc.)? (General Plan EIR, Exhibit 4.4-1, page 4- 69, and page 4-71 ff.) d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) e) Wildlife dispersal or migration corridors? (General Plan EIR, X page 4-71 ff.) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General X Plan MEA, page 5-26 ff.) b) Use non-renewable resources in a wasteful and inefficient X manner? (General Plan MEA, page 5-26 ff.) c) Result in the loss of availability of a known mineral resource X that would be of future value to the region and the residents of IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description) b) Possible interference with an emergency response plan or X emergency evacuation plan? (General Plan MEA, page 6-27 ff.) c) The creation of any health hazard or potential health hazard? X (Specific Plan Project Description) d) Exposure of people to existing sources of potential health hazards? (Specific Plan Project Description) P:\CHR]STI\envirAIist sp 99-040.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact e) Increased fire hazard in areas with flammable brush, grass, or X trees? (Specific Plan Project Description) X. NOISE. Would the proposa0 result in: a) increases in existing noise levels? (Douglas Eilar & Associates, Acoustical Analysis, August 5, 1999) b) Exposure of people to severe noise levels? (Douglas Eilar & X Associates, Acoustical Analysis, August 5, 1999) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (General Plan MEA, page 4-3 ff.) b) Police protection? (General Plan MEA, page 4-3 ff.) c) Schools? (General Plan MEA, page 4-9) d) Maintenance of public facilities, including roads? (General Plan MEA, pages 3-3, 4-7) e) Other governmental services? (General Plan MEA, page 4-14 X ff.) XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (General Plan MEA, page 4-26) b) Communications systems? (General Plan MEA, page 4-29) PACHRISTRenvincklist sp 99-040.wpd Issues (and Supporting Information Sources): c) Local or regional water treatment or distribution facilities? (General Plan MEA, page 4-20) d) Sewer or septic tanks? (General Plan MEA, page 4-24) e) Storm water drainage? (General Plan MEA, page 4-27) f) Solid waste disposal? (General Plan MEA, page 4-28) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact g) Local or regional water supplies? (General Plan MEA, page X 4-20) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (General Plan Exhibit X CIR-5) b) Have a demonstrable negative aesthetic effect? (General Plan EIR, page 5-12 ff.) c) Create light or glare? (Specific Plan p. 26) XIV. CULTURAL RESOURCES. Would the proposal: I� a) Disturb paleontological resources? (Paleontological Lakebed X Determination Study, Community Development Department) b) Disturb archaeological resources? (Archaeological X Associates, Archaeological Assessment of TT 29323, August 31, 1999) c) Affect historical resources? (Archaeological Associates, X Archaeological Assessment of TT 29323, August 31, 1999) P:\CHRISTI\envirAIist sp 99-040.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact d) Have the potential to cause a physical change which would X affect unique ethnic cultural values? (Archaeological Associates, Archaeological Assessment of TT 29323, August 31, 1999) e) Restrict existing religious or sacred uses within the potential X impact area? (Archaeological Associates, Archaeological Assessment of TT 29323, August 31, 1999) XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or X other recreational facilities? (Specific Plan Project Description) b) Affect existing recreational opportunities? (General Plan, Exhibit PR-1) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially rqduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? (,,Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directory or indirectly? fps PACHRISTRenvincklist sp 99-040.wpd XVII. EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analysis used. Identify earlier analysis and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. P:\CHRISTI\envirAhst sp 99-040.wpd Addendum to Environmental Checklist, EA 99-389 I. a) The proposed project is not currently within the City's jurisdiction. The County General Plan designation, however, and that sought by the applicant as part of this application, are consistent. Differences between the two general plans relating to the intent of the land use designations are insignificant. Through the annexation process, the project will be assigned a City designation, which is compatible with existing development both under County and City jurisdiction. II. a) The proposed project is not currently within the City's jurisdiction, nor was it analyzed for future annexation in the existing General Plan. As such, the project area, and the 948t people it will generate at buildout were not previously analyzed by the City. However,, the land use designation assigned this site by the County is compatible with the proposed land use designation, and the additional population would therefore have been analyzed under County plans. The project is not likely to significantly impact population projections for the region. Ill.a), b) & c) The City is located in a seismically active area. The proposed project is located in a Zone IV groundshaking zone. The project site is not within a liquefaction hazard area. The City has implemented provisions in the Uniform Building Code for seismically active areas. The project will be required to conform to these standards. A geotechnical investigation was performed for the proposed project'. It recommends specific foundation and soil compacting requirements which will mitigate the impacts of seismic activity. These mitigation measures will ensure that impact from seismic activity will be reduced to a level of insignificance. Ill.f), g) & h) The project falls within a blowsand hazard zone, and is composed of potentially unstable soils. Construction of the project will be subject to City Engineer review, the preparation of dust control plans, and the mitigation measures contained in the geotechnical study cited above. The recommendations contained in this study, and continued City review of the project, will reduce the potential impact from erosion of soils to a level of insignificance. All earth moving activities shall be coordinated to ensure that the mitigation measures contained under section XIV (Cultural Resources) of this addendum shall be properly implemented. IVA & b) The construction of structures on currently vacant lands will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The City will require the retention of the 100 year 24 hour storm on -site, and the Tentative Tract Map has been prepared to reflect the "Geotechnical Investigation Tentative Tract 29323 La Quinta, California, Southland Geotechnical, June 24, 1999. PACHRISTI\envirAlist sp 99-040.wpd 13 construction of a number of retention basins. Prior to the issuance of any grading permit, the project proponent shall submit hydrologic analysis to the City Engineer for review and approval which will demonstrate that the planned retention basins are sufficient to retain the 100 year storm. This will reduce the potential hazard associated with increased runoff to a level of insignificance. V. a) The Coachella Valley is currently in a non -attainment area for PM10 (particles of 10 microns or less). The proposed project will result in 379 single family dwelling units. The primary long term air quality impact caused by these units will be from the operation of automobiles; short term impacts are also likely from construction activities. The proposed project shall implement the following mitigation measures to mitigate impacts to air quality. 1. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Construction parking shall be configured to minimize traffic interference. 5. Construction of improvements on Fred Waring and Jefferson shall be scheduled for off-peak traffic hours and shall minimize obstruction of through -traffic lanes. 6. Cut and fill quantities will be balanced on site. 7. The project shall submit a PM10 Plan to the City which includes adequate provisions for fugitive dust and wind erosion control, both during and after grading operations. The PM10 Plan shall be approved by the City prior to the issuance of any grading permit on the site. 8. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 9. Watering of the site or other soil stabilization method shall be employed on an on -going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. PACHRISTI\envinckEst sp 99-040.wpd 14 10. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 11. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 12. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 13. Construction roads other than temporary access roads shall be paved as soon as possible, and once paved shall be cleaned after each work day. All unpaved roads shall be posted with a 15 mile per hour speed limit. 14. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 15. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 16. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. VI. a), b), d), & e) A traffic impact analysis was prepared for the proposed Specific Plane. The analysis included existing conditions analysis, trip generation forecasts, and future traffic volumes. The total estimated traffic generation is estimated to be 3,627 daily trips, of which 284 are expected during the morning peak hour, and 382 during the evening peak hour. The improvements required with or without project implementation include the signalization of Jefferson Street at both Country Club Drive and Miles Avenue, and the widening of Fred Waring and Jefferson to their ultimate rights of way in the vicinity of the proposed project. The traffic impact analysis includes the following mitigation measures, which shall be implemented as part of the development of the project site: 1. The project proponent shall improve both Jefferson Street and Fred Waring Drive, along their entire property boundary, to their ultimate 120 right of way (half width) in conjunction with the first phase of development. 2. Sight distances shall be reviewed to conform with City of La Quinta standards at the time of preparation of final grading, landscaping and street improvement plans. "Tentative Tract Map No. 29323 Traffic Impact Analysis (revised)," RKJK & Associates, November 23, 1999. PACHRISTRenvincklist sp 99-040.wpd 15 3. The project proponent shall participate in the City's traffic mitigation fee program. With the implementation of these mitigation measures, and the planned improvements associated with the implementation of the City's General Plan, all project related roadways will operate within acceptable levels of service (LOS D or better) at project buildout. The project is therefore not expected to have a significant impact on the circulation system. The Specific Plan includes an interior trail system. The trail system interfaces with the interior street system at a number of locations. In order to ensure that no significant hazard occurs to pedestrians using the trail system, the project proponent shall be required to install stop signs and crosswalks at all intersections between the trail and a paved roadway. The stop signs shall be for pedestrian traffic. VI I. a), b) & c) The site occurs within an area designated as potential habitat for the Giant Sand Treader Cricket in the General Plan. In conjunction with the first application for Site Development Permit, the project proponent shall submit a focused survey for Giant Sand Treader Cricket to the City for review and approval. The survey shall include mitigation measures, if necessary, and a mitigation monitoring program. The project also occurs in the mitigation fee area for the Coachella Valley Fringe -toed Lizard. The project proponent shall be required to pay the fee in effect at the time of issuance of building permits to mitigate impacts to this species. Should the project, or any portion of the project, occur after implementation of the Multi -Species Habitat Conservation Plan, any mitigation required by that plan shall be applied to the project, or any portion of the project. X. a) & b) A noise analysis was prepared, and subsequently amended, for the proposed project'. The project area lies in a currently impacted noise corridor. Residential dwelling units are considered sensitive noise receptors. The City's General Plan requires that exterior noise levels for any portion of a residential lot not exceed 60 dBA CNEL, and that interior noise levels not exceed 45 dBA CNEL. The study found that varying heights of walls were needed to mitigate exterior noise levels along Fred Waring Drive and Jefferson Street. The study also recommended the elevation of certain pads to mitigate noise levels. Finally, the study requires the preparation of additional analysis to recommend mitigation measures for interior noise levels for any home to be constructed with a second story which has a full or partial view of either Fred Waring or Jefferson. In order to ensure that noise levels are mitigated to meet City standards, the following mitigation measures shall be implemented. "Acoustical Analysis Report," Douglas Eilar & Associates, August 15 & November 29, 1999. PACHRISTI\envir.cklist sp 99-040.wpd 16 In conjunction with Site Development Permit application for any phase of development which includes homes with a partial or full view of Fred Waring or Jefferson, a noise analysis based on final pad elevations shall be prepared which demonstrates that both exterior and interior noise levels shall meet or exceed City standards. 2. The design and location of the outer perimeter wall shall conform to the recommendations of the November 29, 1999 amendment to the noise analysis, and shall combine a six foot block or slumpstone wall, constructed to City standard, with adequate berming to achieve the needed heights shown on the table labeled " Barrier and Berm Heights at Perimeter Dots to Achieve 60 CNEL." XI. a) - e) The proposed project is not expected to result in substantial adverse impacts to public services. The residences within the project will impact the school system, and such an impact must be mitigated through the imposition of school fees. XII. a) - g) The proposed project is served by local utilities and water and sewer districts. Prior to the issuance of grading permits, the project proponent shall be required to demonstrate, through "will serve" letters, that all services are available to the site. No significant impact to service providers is expected from this project. Xlll.a) The proposed project occurs along one of the City's Primary Image Corridors. The General Plan requires a setback of 20 feet, which the project has proposed on its map. The implementation of the setback requirement will lower the impact to scenic resources to a less than significant level. XIV. a) The site occurs above the recorded shoreline of ancient Lake Cahuilla, as mapped on City maps. No significant impact to paleontologic resources is expected from this project. XIV.b), c), & d) A site specific Phase I cultural resource study has been completed for the proposed project'. The study found a potentially significant sites within the project boundary. Site CA-RIV-6349 was found to be potentially significant, and necessitate further study. The following mitigation measure shall therefore be implemented: "An Archaeological Assessment of Tentative Tract 29323...," Archaeological Associates, August 31, 1999. PACHRISTI\envincklist sp 99-040.wpd 17 1. In conjunction with the first Site Development Permit application for the project, the project proponent shall submit, for review and approval by the City, a comprehensive Phase II archaeological investigation, performed in conformance with City standards. The Phase 11 study shall include mitigation measures, and a mitigation monitoring plan. 2. An archaeological monitor shall be on site during any grubbing, earth moving or excavating activity. Should a resource be identified by the monitor, he or she shall be empowered to halt or redirect grading activities while the resource is properly identified and studied. The monitor shall file a report with the City of his or her findings, including disposition of any resource identified. R:\CMSTI\envir.cklist sp 99-040.wpd 18 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A GENERAL PLAN AMENDMENT TO ASSIGN PRE -ANNEXATION LAND USE DESIGNATION OF LOW DENSITY RESIDENTIAL TO 117 ACRES LOCATED AT THE NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. CASE NQ.:GENERAL PLAN AMENDMENT 99-064 APPLICANT: WADE ELLIS/WARNER ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 141" day of December, 1999, hold a duly noticed Public Hearing for Wade Ellis/Warner Engineering for review of a General Plan Amendment to assign a pre - annexation land use designation of Low Density Residential to 117 acres located at the northwest corner of Fred Waring Drive and Jefferson Street, more particularly described as: APNs 609-380-022 and 609-380-023 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 General Plan Amendment: 1. The General Plan Amendment is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of a range of housing opportunities. 2. The General Plan Amendment will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements. 3. The General Plan Amendment is compatible with the City's zoning ordinance in that it supports the development of a range of housing in an integrated community. 4. The General Plan designation is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing residentoal uses in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: CAMy Documents=PDOMSP99-040 PC GPAReso.WPD .. 3 Planning Commission Resolution 99-_ General Plan Amendment 99-064 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby confirm the conclusion that Environmental Assessment 99-389 assessed the environmental concerns of the General Plan Amendment; and, 3. That it does recommend approval to the City Council of General Plan Amendment 99-064 for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 141h day of December, 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 C1My Documents\WPDOCS\SP99-040 PC GPAReso.WPD te, PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONE CHANGE, ASSIGNING LOW DENSITY RESIDENTIAL DESIGNATION TO 117 ACRES LOCATED AT THE NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. CASE NO.: ZONE CHANGE 99-092 APPLICANT: WADE ELLIS/WARNER ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 141h day of December, 1999, hold a duly noticed Public Hearing for Wade Ellis/Warner Engineering for review of a Zone Change to allow the pre -zoning of 117 acres, pending annexation to the City, at the northwest corner of Fred Waring Drive and Jefferson Street, more particularly described as: APNs 609-380-022 and 609-380-023 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 Zone Change: 1. The proposed project is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and surrounding development and land use designations, ensuring land use compatibility. 2. The Zone Change will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements. 3. The Zone Change is compatible with the City's zoning ordinance in that it supports the development of a range of housing in an integrated community. 4. The Zone Change, to be effective upon annexation of the property, supports the orderly development of the City. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: CAMy Documents\WPDOCS\SP99-040 PCCZ Reso.WPD Planning Commission Resolution 99- Zone Change 99-092 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby confirm the conclusion that Environmental Assessment 99-389 assessed the environmental concerns of the Zone Change; and, 3. That it does recommend approval to the City Council of Zone Change 99-092 for the reasons set forth in this Resolution effective upon annexation. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of December, 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 CAMy Documents\WPDOMSP99-040 PCCZ Reso.WPD PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR A SUBDIVISION OF 379 RESIDENTIAL UNITS ON 117 ACRES LOCATED AT THE NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. CASE NO.: SPECIFIC PLAN 99-040 APPLICANT: WADE ELLISIWARNER ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 141h day of December, 1999, hold a duly noticed Public Hearing for Wade Ellis/Warner Engineering for review of development standards and design guidelines to allow the subdivision of 379 residential units on 117 acres located at the northwest corner of Fred Waring Drive and Jefferson Street, more particularly described as: APNs 609-380-022 and 609-380-023 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 Specific Plan: 1. The Specific Plan, once annexed to the City, is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of a range of housing opportunities, as conditioned. 2. The Specific Plan will not be detrimental to the public health, safety and welfare, as it Has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 3. The Specific Plan is compatible with the City's zoning ordinance in that it supports the development of a range of housing in an integrated community. 4. Development of the proposed Specific Plan is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing residential uses in the vicinity. The project will be further reviewed through the Site Development Permit process, allowing for use -specific mitigation at that time. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 4 Planning Commission Resolution 99- Specific Plan 99-040 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 the conditions of approval for the proposed project; 3. That it does hereby confirm the conclusion that Environmental Assessment 99-389 assessed the environmental concerns of the Specific Plan; and, 4. That it does recommend approval to the City Council of Specific Plan 99-040 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of December, 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 CAMy Documents\WPD0CS\SP99-040 PC SP Reso.WPD }-� PLANNING COMMISSION RESOLUTION 99- SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 GENERAL 1. 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. 2. This tentative map and any final maps thereunder 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). 3. 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 County Environmental Health Department • Desert Sands Unified School District • Myoma Dunes Water District • Coachella Valley Water District • 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 CWQCB acknowledgment of the applicant's Notice of Intent 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. P1CHRISTRSP99-04000A.doc Page 1 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 4. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHTS 5. 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. 6. 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. 7. Right of way dedications required of this development include: A. PUBLIC STREETS 1. Jefferson Street - The remainder of applicant's 60-foot half of a 120- foot right of way. 2. Fred Waring Drive - The remainder of applicant's 60-foot half of a 120- foot right of way. B. PRIVATE STREETS 1. Residential: 37-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. 2. Collector: 41-foot width. Collectors consist of Bodega Bay Dr., South Beach Dr., White Cloud Dr. from Spanish Wells to Sandy Point, and Spanish Wells Dr. and Sandy Point Dr. from Bodega Bay to White Cloud. PACHRISTRSP99-04000A.doc Page 2 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 C. CULLS DE SAC Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset); Public - 45-foot radius, Private - 45.5-foot radius. 8. 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. 9. 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. 10. 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 the necessary rights of way within 60 days of written request by the City. 11. 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. 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. Jefferson Street - 20 feet. B. Fred Waring Drive - 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. 13. 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. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map.. PACHRISTI\S3P99-04000A.doc Page 3 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 15. 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. 16. 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 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the! property unless such easements are approved by the City Engineer. FINAL MAPS) AND PARCEL MAP(S) 18. 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 acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike 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. PACHRISTRSSP99-04000A.doc Page 4 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. 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. IMPROVE=MENT AGREEMENT 22. 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, the applicant shall, at the time of approval of the a map, reimburse the City for the cost of those improvements. 23. 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. 24. 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. PACHRISTRSP99-04000A.doc Page 5 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 Estimates for 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. 25. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), 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. 26. If the applicant fails 'to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 27. 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 or may be located within a flood hazard area as identified on FEMA 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). 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. 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. PACHRISTRSP99-04000A.doc Page 6 PLANNING COMMISSION RESOLUTION 99- SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 29. 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. 30. 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. The limits given in this condition are not an entitlement and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 31. 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. 32. 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. 33. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. PACHRISTRSP99-04000A.doc Page 7 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 35. Stormwater shall normally be retained in common retention basins. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2'/2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 36. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 38. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 41. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 42. The tract shall be designed to accommodate purging and blowoff water from any well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and 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 practical and aesthetic purposes. PACHRISTRSP99-04000A.doc Page 8 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 44. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 45. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET ,AND TRAFFIC IMPROVEMENTS 46. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF -SITE STREETS 1. Jefferson Street (Major Arterial, Option A) - Construct 51-foot half of a 102-foot improvement including 7-foot half of a 14-foot median, plus six-foot sidewalk. 2. Fred Waring Drive (Major Arterial, Option B) - Construct 39-foot westbound travel way (between curbfaces), full 18-foot median (subject to reimbursement for the south half as funds become available), plus eight -foot sidewalk. 3. Traffic Signal at Fred Waring & Jefferson - Necessary modifications to accgmmodate the improved roadway sections. B. PRIVATE STREETS 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. C. CULS DE SAC 2. Use Riverside County Standard 800 (symmetric) or 800A (offset). Public Streets: 38-foot curb radius; Private Streets: 45-foot curb radius. PACHRISTRSSP99-04000A.doc Page 9 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 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. 47. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 48. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 49. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 50. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and. #805 respectively unless otherwise approved by the City Engineer. 51. 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. If a wedge curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 52. 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" c.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" PACHRISTRS)P99-04000A.doc Page 10 0 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 53. 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. 54. 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. 55. General access points and turning movements of traffic are limited to the following: A. Fred Waring Entry Drive - Sixty nine -foot divided roadway (between outside curbfaces) centered approximately 690 feet east of the westerly track boundary - Left and right turns in, right turn out. B. Jefferson Street Entry Drive - Sixty nine -foot divided roadway (between outside curbfaces) located at the north end of the tract's Jefferson Street frontage right turns in and out allowed. Left turn in allowed with appropriate median improvements and a right -directed egress drive. LANDSCAPING 56. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 57. 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 Myoma Dunes Water District 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. PACHRISTRSP99-04000A.doc Page 11 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 58. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. PUBLIC SERVICES 59. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. QUALITY ASSURANCE 60. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 61. 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. 62. 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, specifications and applicable regulations. 63. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 64. The applicant shall make provisions for continuous, perpetual maintenance of all on - site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. PACHRISTRESSP99-04000A.doc Page 12 PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 FEES AND DEPOSITS 65. 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. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 66. Any Site Development Permit applications submitted to the City for review shall substantially conform to the text and exhibits contained in the Specific Plan. 67. Following City Council review and approval of the Specific Plan and Tentative Tract Map, the applicant shall submit amended documents which reflect all the Conditions of Approval included in the City Council's approval. The final Conditions of Approval shall be appended to the Specific Plan. The Specific Plan cover shall be amended to read "Adopted date." Copies of the final document shall be provided to the Community Development Department, City Engineer and City Clerk. 68. The Specific Plan shall be amended to require that only roll -up garage doors shall be allowed for any home in the project area, unless a minimum garage setback of 25 feet is provided. 69. The Specific Plan shall be amended to increase minimum unit size in Planning Area 1 to 1,400 square feet, in conformance with the City's standards. 70. The Specific Plan shall be amended to include the construction of a continuous perimeter wall on the northern and western boundaries of the proposed project. Such a wall shall be of slumpstone or painted block construction, in conformance with City standards, and shall be reviewed and approved by the City during the Site Development Permit process. 71. The Specific Plan shall be amended both textually and graphically, to allow parking on one side of streets of less than 36 feet in width. Parking may be allowed on both sidles of streets of 36 feet or more in width. 72. The Specific Plan shall be amended to include specific recreational amenities, including pools, spas, volleyball and basketball courts, etc. on the elevated portions of retention basins shown on Exhibit H-c, subject to approval of the Community Development Director. PACHRISTRSP99-04000A doc Page 13 A.t PLANNING COMMISSION RESOLUTION 99-_ SPECIFIC PLAN 99-040 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 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 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 74. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lots. 75. 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. 76. Gate entrance/exit 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 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 Knox Company. 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. 77. Any and all portions of the proposed project shall be subject to the mitigation measures included in Environmental Assessment 99-389. PACHRISTI\SP99-04000A.doc Page 14 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A TENTATIVE TRACT MAP TO ALLOW THE SUBDIVISION OF 117 ACRES INTO 379 RESIDENTIAL LOTS LOCATED AT THE NORTHWEST CORNER OF FRED WARING DRIVE AND JEFFERSON STREET. CASE NO.: TENTATIVE TRACT MAP 29323 APPLICANT: WADE ELLISIWARNER ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14' day of December, 1999, hold a duly noticed Public Hearing for Wade Ellis/Warner Engineering for review of a Tentative Tract Map to allow 379 residential lots on 117 acres located at the northwest corner of Fred Waring Drive and Jefferson Street, more particularly described as: APRs 609-380-022 and 609-380-023 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Tentative Tract Map: 1. The Tentative Tract Map, once annexed to the City, is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of a range of housing opportunities, as conditioned. 2. The Tentative Tract Map will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 3. The Tentative Tract Map is compatible with the City's zoning ordinance in that it supports the development of a range of housing in an integrated community. 4. Development of the Tentative Tract Map is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing residential uses in the vicinity. The project will be further reviewed through the Site Development Permit process, allowing for use -specific mitigation at that time. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: CAMy Documents=PDOMSP99-040 PC Reso TTM.WPD QB Planning Commission Resolution 99- Tentative Tract Map 29323 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 the conditions of approval for the proposed project; 3. That it does hereby confirm the conclusion that Environmental Assessment 99-389 assessed the environmental concerns of the Tentative Tract Map; and, 4. That it does recommend approval to the City Council of Tentative Tract Map 29323 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14t" day of December, 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 CAMy Documents\WPD0CS\SP99-040 RC Reso TTM.WPD ; PLANNING COMMISSION RESOLUTION 99- TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 GENERAL 1. 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. 2. Thiis tentative map and any final maps thereunder 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). 3. 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 County Environmental Health Department • Desert Sands Unified School District • Myoma Dunes Water District • Coachella Valley Water District • 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 CWQCB acknowledgment of the applicant's Notice of Intent 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. PACHRISTI\SP99-040-TT29323 COA.wpd Page 1 t PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 4. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHTS 5. 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. 6. 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. 7. Right of way dedications required of this development include: A. PUBLIC STREETS 1. Jefferson Street - The remainder of applicant's 60-foot half of a 120- foot right of way. 2. Fred Waring Drive - The remainder of applicant's 60-foot half of a 120- foot right of way. B. PRIVATE STREETS 1. Residential: 37-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. 2. Collector: 41-foot width. Collectors consist of Bodega Bay Dr., South Beach Dr., White Cloud Dr. from Spanish Wells to Sandy Point, and Spanish Wells Dr. and Sandy Point Dr. from Bodega Bay to White Cloud. PACHRISTRSP99-040-TT29323 COA.wpd Page 2 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 C. CULLS DE SAC Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (Offset); Public - 45-foot radius, Private - 45.5-foot radius. 8. 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. 9. 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. 10. 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 the necessary rights of way within 60 days of written request by the City. 11. 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. 12. The applicant shall cFeate perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. Jefferson Street - 20 feet. B. Fred Waring Drive - 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. 13. 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. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map.. PACHRISTRSSP99-040-TT29323 COA.wpd Page 3 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 15. 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. 16. 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 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map 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) 18. 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 acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike 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. PACHR,ISTRS)P99-040-TT29323 COA.wpd Page 4 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. 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 22. 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, the applicant shall, at the time of approval of the a map, reimburse the City for the cost of those improvements. 23. 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. 24. 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. PACHRISTRSP99-040-TT29323 COA.wpd Page 5 ) ! PLANNING COMMISSION RESOLUTION 99- TENTATIVE TRACT MAP 29323 SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 Estimates for 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. 25. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), 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. 26. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 27. 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 or may be located within a flood hazard area as identified on FEMA 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). 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. 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. PACHRISTRSP99-040-TT29323 COA.wpd Page 6 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 29. 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. 30. 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. The limits given in this condition are not an entitlement and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 31. 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. 32. 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. 33. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the, following: 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. P1CHRISTRSP99-040-TT29323 COA.wpd Page 7 b h 'J PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 35. Stormwater shall normally be retained in common retention basins. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2'/z acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 36. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 38. Retention facility design shall be based on site -specific percolation data which shall be :submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 40. Nuisance water shall be retained on site. In residential developments, nuisance wager shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 41. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 42. The tract shall be designed to accommodate purging and blowoff water from any well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIE 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and 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 practical and aesthetic purposes. PICHRISTRSP99-040-TT29323 COA.wpd Page 8 x PLANNING COMMISSION RESOLUTION 99- TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 44. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 45. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 46. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF -SITE STREETS 1. Jefferson Street (Major Arterial, Option A) - Construct 51-foot half of a 102-foot improvement including 7-foot half of a 14-foot median, plus six-foot sidewalk. 2. Fred Waring Drive (Major Arterial, Option B) - Construct 39-foot westbound travel way (between curbfaces), full 18-foot median (subject to reimbursement for the south half as funds become available), plus eight -foot sidewalk. 3. Traffic Signal at Fred Waring & Jefferson - Necessary modifications to accommodate the improved roadway sections. B. PRIVATE STREETS 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. C. CULS DE SAC 2. Use Riverside County Standard 800 (symmetric) or 800A (offset). Public Streets: 38-foot curb radius; Private Streets: 45-foot curb radius. PACHRISTRSP99-040-TT29323 COA.wpd Page 9 PLANNING COMMISSION RESOLUTION 99 TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 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. 47. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 48. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 49. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 50. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and * #805 respectively unless otherwise approved by the City Engineer. 51. 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. If a wedge curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 52. 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" c.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" PACHRISTRSP99-040-TT29323 COA.wpd Page 10 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 53. 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. 54. 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. 55. General access points and turning movements of traffic are limited to the following: A. Fred Waring Entry Drive - Sixty nine -foot divided roadway (between outside curbfaces) centered approximately 690 feet east of the westerly track boundary - Left and right turns in, right turn out. B. Jefferson Street Entry Drive - Sixty nine -foot divided roadway (between outside curbfaces) located at the north end of the tract's Jefferson Street frontage right turns in and out allowed. Left turn in allowed with appropriate median improvements and a right -directed egress drive. LANDSCAPING 56. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 57. 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 Myoma Dunes Water District 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. E} r PACHRISTRSP99-040-TT29323 COA.wpd Page 11 PLANNING COMMISSION RESOLUTION 99-_ TENTATIVE TRACT MAP 29323 - SAND HARBOR CONDITIONS OF APPROVAL DECEMBER 14, 1999 FEES AND DEPOSITS 65. 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. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 66. Following City Council review and approval of the Specific Plan and Tentative Tract Map, the applicant shall submit amended documents which reflect all the Conditions of Approval included in the City Council's approval. The final Conditions of Approval shall be appended to the Specific Plan. The Specific Plan cover shall be amended to read "Adopted date." Copies of the final document shall be provided to the Community Development Department, City Engineer and City Clerk. FIRE DEPARTMENT 67. 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 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 68. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lots. 69. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 70. Gate entrance/exit 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 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 Knox Company. 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. 71. Any and all portions of the proposed project shall be subject to the mitigation measures included in Environmental Assessment 99-389. PACHRISTRSP99-040-TT29323 COA.wpd Page 13 December 5, 1999 To: Citv of La Quinta Community Devel^pment Dept. Attention: Christine Di Iorio From: Joseph & Carmen Powers 43440 Port Maria Rd. Bermuda Dunes, Ca. 92201 Re: Wade Allis Development Proposal N.W. Corner Jefferson & Fre-' Warl.ne Rd. Further to our visit to your office. We felt it important to put in writing our concern about the proposed development mentioned above. Our primary concern is with regard to the utility wires running underground along the back of our property and the proposed development. The never to be repeated opportunity is now to run these utilities urx3erground! Don't permit these poles to stay to be an eyesore and a problem to all concerned for years to come! Please do the right thing for Mr. Ellis' future homeowners and the homeowners here in Bermuda Dunes by Petting rid of these poles and wires. Thanking you, JOSEP'i L. POWERS and CARMEN C. POWERS