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2000 02 22 PC-- -T OFF OF Tl PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California February 22, 2000 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2000-006 Beginning Minute Motion 2000-003 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on February 8, 2000 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: A. Item .................. Applicant.......... Location........... Request............ Action .............. VI. M B. Item ................. Applicant .......... Location ........... Request ........... Action ...........•.... C TENTATIVE PARCEL MAP 29613 RJT Homes, LLC Between Calle Rondo and Cypress Point Drive and south c Avenida Ultimo in La Quinta Fairways. Approval of the subdivision of 0.58 acres into one residentia and one common lot within the boundaries of Specific Plan 83 001. Parcel B proposes adding an exit only to the emergenc,. access onto Calle Rondo. Request for continuance to March 14, 2000 SITE DEVELOPMENT PERMIT 99-666 Stamko Development Company Southeast of Highway 111 and Adams Street intersection within the La Quinta Auto Centre. Approval of development plans for a auto retail center. Minute Motion 2000- Item .................. TENTATIVE TRACT 29657 Applicant .......... Norman Estates II, LLC Location ........... On Medalist Drive and National Drive, between Kingston Heatl and Tiburon Drive within the Norman Golf Course Request ........... Recommendation for approval to resubdivide 58 single famil, lots, a street lot, a common area lot, and a golf course lot b adjust existing lot lines and provide gated entries Action .............. Resolution 2000- D. Item ................. TENTATIVE TRACT 25719, (REVISION #2) Applicant ......... Century -Crowell Communities Location .......... The west side of Dune Palms Road south of Desert Strean Drive Request .......... Approval to: 1) allow removal of the existing mature Eucalyptu trees from behind single family lots 38-42; and 2) amend thi final map to eliminate a City landscape maintenance easemer from a 70 single family lot subdivision on 17.6 acres. Action ............. Resolution 2000- BUSINESS ITEMS: A. Item .................. SITE DEVELOPMENT PERMIT 2000-668 Applicant.......... Medalist Golf Developments Location........... North side of Airport Boulevard, east of Madison Street withi the Norman Golf Course Request............ Approval of architectural and landscaping plans for four ne, prototype residential units Action .............. Minute Motion 2000- CORRESPONDENCE AND WRITTEN MATERIAL PC/AGENDA VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of February 15, 2000 IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA February 8, 2000 I. CALL TO ORDER %AI1028" A. This meeting of the Planning Commission was called to order at 7:03 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: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Planning Consultant Nicole Criste, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: A. Mr. Dan Hooper, 78-620 Calle Tujunga, addressed the Commission regarding an issue that was peripheral to project. His concern was the notification process, or the lack of notification regarding the hearing. He was concerned that staff used the 300- foot rule to notify the residents and in fact this is an issue that would affect all the residents of the Desert Club Estates. By allowing the gate to be opened all the streets in this area are affected. He suggested all residents that live in this area be notified of this issue. III. CONFIRMATION OF THE AGENDA: A. It was moved and seconded by Commissioners Abels/Tyler to reorganize the agenda to take Public Hearing Item "B" before Item "A". IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of January 25, 2000. There being no changes, it was moved and seconded by Commissioners Abels/Tyler to approve the minutes as presented. Unanimously approved. B. Department Report: None. CAMy Documents\WPDOCS\PC2-8-20.wpd I Planning Commission Minutes February 8, 2000 V. PUBLIC HEARINGS: A. Tentative Parcel Map 29613; a request of RJT Homes, LLC for approval of the subdivision of 0.58 acres into two residential and other common lots within the boundaries of Specific Plan 83-001. Parcel B proposes emergency and exit only access onto Calle Rondo, a public street located between Calle Rondo and Cypress Point Drive and south of Avenida Ultimo in La Quinta Fairways. Chairman Kirk opened the public hearing and asked for the staff report. Planning Manager Christine di Iorio gave a brief review of the request and informed the Commission that the applicant had requested a continuance to the Commission's meeting of February 22, 2000. 2. Chairman Kirk informed everyone that even though the applicant had requested a continuance, due to the number of people present the Commission would go ahead and take public comment at this time. 3. Mr. Richard Moreno, 50-825 Calle Rondo stated he would hold his comments for February 22, 2000. 4. Mr. Manny Marmer, 78-740 Tujunga, stated the proposed gate is 1.50 feet from his house and he does not understand why they would want to have a gate at this location when there is already a construction gate on Calle Tampico. He does not want them driving down his street when they already have a gate off Tampico. 5. Mr. Fred Rodriguez, 50805 Calle Guaymas, stated they had purchased a home knowing that an emergency access had been approved for this site. They have lived there with no problems and now this developer is wanting to change the rules. Their concerns are additional traffic in the neighborhood with children playing in the area. They do not have sidewalks so children play in ;the street. There is nothing to prevent the developer from coming back again to request an entrance. The pedestrian traffic will increase. Additional traffic adds to a less seclusive neighborhood which diminishes property values. RJT already has adequate access on Park Avenue. If an emergency exit is needed could Calle Tampico be used instead? He then submitted a signed petition by the residents objecting to the gate. He asked how many times the developer could ask for a continuance. City Attorney Dawn Honeywell stated there is no limit. In this case there is a portion of the report that is not prepared and this is why it is being continued. 6. Mr. Doug Gillund 78-710 Naranja, stated they do have a planned statement they would like to present at the next meeting in opposition to this request. They are not against the development and understand the need for an CAMy Documents\WPDOCS\PC2-8-20.wpd 2 Planning Commission Minutes February 8, 2000 emergency exit and the need for the City to work with them to come up with a solution. With 50 homes it is simple, but with 300 there is a need for access and exits. They do understand the exit that is used for construction is not a viable at it is near a corner, but there could be a right turn at this location. They also understand that the exit onto Calle Tampico could be a dangerous left/right turn, but could be a right turn to separate the traffic which needs to be done. They are working with the project to make it work for everyone, but will make a more formal presentation at the next hearing. 7. Mr. Dane Hooper, 78-620 Calle Tujunga, stated that in the event lie is not able to attend the meeting on February 22"a, stated that when the street improvements were being made, the residents at that time in the Desert Club Estate went to the City and requested restricted access to their streets. The City built a wall and closed the access to Washington Street. For this they paid a substantial assessment to achieve seclusion. This achieved their goal of reducing the traffic to those who live there. He knows of no country club that dumps its traffic onto a residential street. They all exit onto major arterials as they should. In his opinion Park Avenue is an adequate street to handle the traffic flow. 8. Ms. Kahnema Melkesian, 50-795 Calle Guaymas, stated she loves the neighborhood because of the serenity. There is no traffic except for the residents and their guests. Kids have the freedom to ride bikes and rollerblade all around on Calle Tujunga and Calle Rondo and feel they are safe. People walk and jog as well and they feel it is safe. She cannot image an access at this site which would accommodate anyone wanting to make a quick trip to the market going through their neighborhood. This exit could increase the traffic by 25 to 100 cars a day. It is unfair to dump another neighborhood into theirs when they moved there for the safety and quiet they currently have. 9. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to continue the public hearing on Tentative Parcel Map 29613 to February 22, 2000. Unanimously approved. B. Environmental Assessment 99-389, General Plan Amendment 99-064, Zone Change 99-092, Specific Plan 99-040, and Tentative Tract Map 29323; a request of Wade Ellis/Warner Engineering requesting Certification of a Mitigated Negative Declaration of Environmental Impact, approval of a Pre -Annexation General Plan Designation from County Designation 2b (2-5 units per acre) to Low Density Residential (2-4 units per acre), Zone Change from County Designation of r-1-9000 to Low Density Residential, a Specific Plan for development standards and design guidelines for a residential development; and Tentative Tract Map to allow 379 residential units'on 117 acres, to be located on the northwest corner of Fred Waring Drive and Jefferson Street. C:\My Documents\WPDOCS\PC2-8-20.wpd 3 Planning Commission Minutes February 8, 2000 1. Chairman Kirk informed everyone that the public hearing was open 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. Chairman Kirk asked if there were any questions of staff. Commissioner Abels asked if the applicant had made any revisions as requested by the Commission. Staff stated none were made. 3. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Mike Smith, Warner Engineering, representing the applicant stated they had reviewed the project and believed it was a good project as presented. He was reviewing the grading.plans for Laguna de la Paz which has lots of 3900 square feet and it is a fine project and the people there are happy with their lot sizes. In regard to the amenities, they do not believe they should force basketball or volleyball courts, etc on the homeowners' association. This should be left up to them. They have left plenty of open space and flat pads for these purposes if they chose to have them. They believe they have a good product as presented. 4. Chairman Kirk asked if there were any questions of the applicant. Commissioner Tyler stated that on Page 047 of the staff report, there are several conditions based on the Commission's recommendation in December, specifically Conditions #68, 69, 70, 71, 72; do they have any objection to these conditions. Mr. Smith stated they do not. They have agreed to increase the minimum house size to 1,400 square feet, 25 foot setback, and roll up garage doors. Their only objection was to being forced to supply the amenities, or Condition #72. Commissioner Tyler asked if he objected to the perimeter wall requirement or street widths. Mr. Smith stated they did not. Staff noted that the recommendation was that the Specific Plan include a provision for amenities showing the area and uses and did not address the lot sizes. • City Attorney Dawn Honeywell clarified that staff was not recommending the larger lot size, this was a requirement of the Planning Commission. 5. Commissioner Robbins agreed that Laguna de la Paz has the smaller lots, but it also has extensive amenities that this project does not have. Therel.ore, by eliminating Condition #72 it is not the same project. Without the amenities there is nothing to balance the allowance of the smaller lots. Mr. Smith stated there is enough room to add these amenities if the property owners want them. CAMy DoCLments\WPDOCS\PC2-8-20.wpd 4 Planning Commission Minutes February 8, 2000 6. Chairman Kirk stated that he did not know of any homeowners' association that has come back after the master developer has completed the project and added the amenities. Mr. Smith stated that Laguna de la Paz :has just upgraded their amenities. If the homeowners want them, they will build them. 7. Commissioner Abels stated the lots at Laguna de la Paz were built before the current -City standards. Mr. Smith stated the plans show they were constructed in 1990. 8. Commissioner Butler stated that the streets are recommended for a minimum width of 33 feet on Tampa Bay Court, Key West, White Cloud and staff is recommending they be increased to 41 feet to be a minimum width street. Mr. Smith stated this is a private street width from curb to curb. The public streets have the additional width for the right of way where they have a public utility easement that serves the same purpose. Commissioner Butler stated that if staff is recommending the wider street for fire access and parking, this doesn't seem to agree. Mr. Smith stated staff considered these streets to be more through streets than they planned for them. They have agreed to increase the width on them. Commissioner Butler stated he believed the City has the right to require the 7,200 square feet lots. It was the Commission's original request when the project was first brought before them. Now, the applicant is back with no changes to the original proposal and this tells him that they chosen to ignore the Commission's recommendations except for the change in house sizes. With this development on a specific plan basis, they have a lot of very nice property, why would they want to make the lots any less than the City's requirement of 7,200 square feet for 132 houses. In addition, this project will be sold to a merchant builder who has every right to build whatever he wants on those lots. He does not see why the City should accept this proposal for the City of La Quinta to take this kind of density in an area where he believes will affect the City negatively. Mr. Smith stated that the density of the overall tract they are in Low Density Residential. Commissioner Butler stated that if you look at the average standpoint that is correct. He agrees it is a nice job, so why take a high density area and put it in the center of the project which impacts the surrounding area and not just this project. Mr. Smith stated that what they did was reduce the perimeter lots to match the adjoining projects reducing the lot size as you get closer to the corner which has a commercial zoning across the street. 9. Chairman Kirk questioned why a section of the project was not being required to provide a block wall on the northeastern boundary. Mr. Smith stated the project was gated and it would have a wall completely surrounding the project. Planning Consultant Nicole Crist clarified the Specific Plan will require the integration of existing walls to provide a continuous wall. CAMy Documents\WPDOCS\PC2-8-20.wpd 5 Planning Commission Minutes February 8, 2000 Chairman Kirk stated that his concern was that as the condition read, it would only cover two and a half of the sides of the project. Staff stated that was because the Specific Plan does specify walls on the other two sides of the project. 10. Commissioner Abels asked what would happen if the City did not annex the area. Mr. Smith stated it would be processed through Riverside County. It is the owners preference to be annexed into La Quinta. The precedent had been set by the areas to the west and on the north side of Fred Waring that already had been annexed into the City. 11. Commissioner Tyler stated he had a lot of questions that had been raised at the original hearing and they have never been answered and he wasn't sure it was worth pursuing them at this time as the overall project did not meet their standards. 12. Commissioner Abels stated he could not approve the plan with the density as proposed. Mr. Smith stated the way the project is laid out, the density grows as you move toward the corner with the smaller units for those that want homes with smaller lots and less maintenance. 13. There being no further questions of the applicant, Chairman Kirk asked if anyone else would like to speak on this project. There being no further discussion, the public participation portion of the hearing was closed and open for Commission discussion. 14. Commissioner Tyler expressed his disappointment that they had spent so much time with the applicant and made viable recommendations to bring it up to City standards that they could approve and the applicant has chosen to not make any of those changes. 15. Commissioner Butler stated he understands the applicant believes there is a market for the smaller houses, but he sees it turning into a rental property as investments for people. You are trying to accommodate the seasonal buyer and his concern is what happens to that property for the remainder of the season. The market in the north La Quinta area is absorbing slowly the individuals wanting the smaller house, but they are not lining up to get into a gated community. He could not support it unless it is brought up to at least the minimum City standards. If the applicant does not want to upgrade the lot sizes nor provide the amenities, and even though there is space provided to allow for those amenities in the future, they are shown on the map as retention basins. The way it is presented he cannot support it. CAMy Documents\WPDOCS\PC2-8-20.wpd 6 Planning Commission Minutes February 8, 2000 VI. BUSINESS ITEMS: A. Street Vacation 2000-041; a request of Victor L. Villeneuve of MDS Consulting representing Steven Walker Homes for a determination of a General Plan finding of consistency for a proposed ten foot wide public utility easement vacation on a portion of the Spanish Hills Lane public utility easement adjacent to Lot 52, located within PGA West Tract 28603-1. Chairman Kirk asked for the staff report. Senior Engineer Steve Speer presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Butler asked if the easement continues to the north, will it still be used or will it become an issue. Senior Engineer Steve Speer stated the lot to the north is a golf course and it will have no effect. 3. Commissioner Tyler questioned where the utilities to the east come in for those lots. Staff stated he believes they would are on the frontage of the property. That easement is not being vacated. He went on to explain the direction of the utilities. Commissioner Tyler asked if there was any encroachment of this pillar into the required setback area. Planning Manager Christine di Iorio stated there is none as it is a patio cover and it is allowed. 4. There being no further questions of staff, Chairman Kirk asked if the anyone would like to speak regarding this project. There being no discussion, Chairman Kirk closed the public participation and opened the issue for Commission discussion. 6. There being no discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 2000-002 making the findings that Street Vacation 200-041, the vacation of the ten foot wide public utility easement adjacent to the Spanish Hills Lane frontage of Lot 52 is consistent with the adopted Circulation Element of the General Plan. Unanimously approved. VII. CORRESPONDENCE. AND WRITTEN MATERIAL: VIII. COMMISSIONER ITEMS: CAMy Documents\WPDOCS\PC2-8-20.wpd 8 Planning Commission Minutes February 8, 2000 A. Commissioner Abels reviewed the City Council meeting of February 1, 2000. B. Commissioner Tyler asked about the public hearing regarding the eucalyptus trees by Century to be heard on February 22"d. His concern was that he heard it was a disease problem. Commissioner Butler stated the report stated there was no disease in the trees. aL�Iil9,611y1NOII There being no further business, it was moved and seconded by Commissioner Abels/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held February 22, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:59 P.M. on February 8, 2000. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documents\A'PDOCS\PC2-8-20.wpd 9 PH #A PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 22, 2000 (CONTINUED FROM FEB. 8, 2000) CASE NO.: TENTATIVE PARCEL MAP 29613 APPLICANT/ PROPERTY OWNER: RJT HOMES, LLC REQUEST: APPROVAL OF THE SUBDIVISION OF 0.58 ACRES INTO ONE RESIDENTIAL LOT AND ONE COMMON LOT WITHIN THE BOUNDARIES OF SPECIFIC PLAN 83-001. PARCEL A PROPOSES EMERGENCY AND RESIDENT EXIT ONLY ACCESS ONTO CALLE RONDO, A PUBLIC STREET. LOCATION: SITUATED BETWEEN CALLE RONDO AND CYPRESS POINT DRIVE AND SOUTH OF AVENIDA ULTIMO IN LA QUINTA FAIRWAYS BACKGROUND: The vehicular traffic study required for this application could not be completed by the consultant in time for this meeting; therefore, the applicant has requested a continuance to March 14, 2000 (Attachments 1 and 2). RECOMMENDATION: Move to continue this project to March 14, 2000, based on the applicant's written request. Attachments: 1. Letter from RJT Homes dated February 16, 2000 2. TPM 29613 - Reduced re d by: Submitted by: l V reg-T Musdelf, Associate Planner Ch istine di lorio, PlannindL Manager STTPM29613Cont - 39 ♦1 ' ` .per �,,., P.O. Box 810 La Quinta CA, 92253 February 16,2000 City of La Quinta P.O.Box 1504 La Quinta, Ca. 92253 Mr. Greg Trousdell: Op FAIRWAYS RJT Homes is requesting a continuance of Parcel Map 29613 from February 22,2000 to March 14,2000. Thank You: Chad Meyer Project Manager TENTATIVE PARCEL MAP NO. 29613 AVENIDA TUJUNGAI I I i I a I, �1 I I I I I I , I 1 I 1 I f I I I I 1 II ' I I . I I i i i I I I b I I I I , I I I I I. I I _ I F/ t` 37 ------------- oo .. I , I--------------------- I Iv EASEMENT 3b� ,PRdCO.Ct ACCESS ANC ) RESOENf Ent- ; J I y - 40 LD I v --------------------- I I \ I 4-1 -------------- 1 7 i 42 43 I \ n - \ i \11 44 f.. PARCEL 1 E � Y \ I N 945951 7.,JJ(L,71' I TRACT N0. 253ET-4 32 I i I O Z n 20 40 80 IEO REVISED: DECEMBER 27. 19M REVISED: FER"?f 7. 2001) Lg ONTY MAP NOT TO SCALE PL4Wv'NIG LEGAL DESCRAPTIIJM BEING A WUBONMON OF LOT 73 OF TRACT NO. 2WW-4 AS RLED IN BOO( 264, AT PAGES 9 THRO" 11, WMLSIVE OF MAPS, IN THE COMMTIY OF LA QUKK CM OF RNERSIOE• STATE OF CAIJFORNIA WATER - COWHEL A VALLEY WATER DISITdCT SEWER - CG -LA VALlV WATER OISIRICf 9WR$RN CAUFORNM CAS OM W T'EEPHDNE - GENERAL TELEPHONE ELECIWL7TY - IMPORW, IRRIGATION D6IRU TELE.IASMI - TMES WARNER ASSES80" PARCEL NU BM 7�89�-050-0-008 As'x�r�i. µ 1.14p MOS CONSIJL11NG 79-799 OLD AVENUE 52 `+pH , g ' LA OANTA, CA 9229.1 L S !d® * � 4p 11-JI-01 ry�Ftr CAL, ' CHRIS L BERGH DATE - TENTATIVE PARCEL MAP NO. 29613 QWMA/DEVa.OPER RJT HOMES, LLC 50842 Grand Traverse (760) 564-6555 P.O. BOX 810 FAX (760) 564-6505 La Quints, CA 92253 CONSM T nN.CON1�B11/L T/NµO e) 71WltiJMDSa uQS}nqn— EN1 pv✓— FLAIMTN9 INJINVIOl" r\ 1gFAFNAJnYlpJ11Ey 3/i/:oz PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 22, 2000 CASE NO.: SITE DEVELOPMENT PERMIT 99-666 APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: APPROVAL OF DEVELOPMENT PLANS FOR A AUTO RETAIL CENTER LOCATION: SOUTHEAST OF HIGHWAY 111 AND ADAMS STREET INTERSECTION, WITHIN THE LA QUINTA AUTO CENTRE ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL IMPACT REPORT (CLEARING HOUSE NUMBER 97011055, SPECIFIC PLAN 97-029) WHICH WAS CERTIFIED BY THE CITY COUNCIL IN 1996. A SUPPLEMENTAL EIR WAS PREPARED AND CERTIFfED BY THE CITY COUNCIL ON DECEMBER 31, 1998„ NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. BACKGROUND: The 4.94-acre project site is located southeast of the intersection of Highway 1 1 1 and Adams Street, and is a part of the La Quinta Auto Centre (Specific Plan 97-029) approved in July 1997, under City Council Resolution 97-64 and amended in December, 1998. The applicant proposes to construct an auto retail center consisting of seven buildings. Project Proposal The proposed site plan and building elevations (Attachment 1) depict the seven buildings which comprises a total building square footage of 52,685. The buildings will vary in height with its highest point being 28 feet. CAMy Documents\WP DOC S\PCstfRpt SDP 99-666.wpd A Contemporary Post Modern architectural style is proposed for the project, utilizing exterior plaster walls with sand texture in conjunction with scored plaster joints for the upper half of the wood frame constructed buildings. The buildings each feature various roof planes that are all flat with parapet walls and decorative cornice edges with a plaster finish feature which will serve as a equipment screen. Continuous reveals in a Colorado rust color and freestanding plaster monolith features painted "Mississippi Delta" will makeup the lower portion of the exterior walls. Above the monolith feature will be recessed facade articulation features. Glazed alurninum storefront frames are proposed with tinted glass windows. Uplift sectional doors with frames and solid metal panels are proposed on the different buildings according to the proposed uses. They will all face inward towards the on -site parking and will not be readily visible from the street. A decorative metal canopy with a radius metal roof is shown on the north elevation with a curvilineal profile shown on the west and east elevation of Building Nos. 2, 3, and 4 as an architectural detail. The canopy will be plaster with sand texture painted "Grand Canyon". The color and materials exhibit will be available at the meeting. The architectural design of the project, including, but not limited to the architectural style, scale, building mass, 'materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding development with the quality of design prevalent in the City. The project site is within Specific Plan 97-029, and as such is subject to the architectural guidelines for the La Quinta Auto Centre. The proposed architectural design is consistent with these guidelines The landscaping plan has a varied plant palette including trees, shrubs, with desert accent plantings. The perimeter is proposed to be slightly mounded in conjunction with the proposed retention basins which will be integrated with the landscaping theme. Details are provided on the Planting Plan attached to the staff report. Architecture and Landscaping Review Committee The Architecture and Landscaping Review Committee reviewed this request at its meeting of February 2, 2000, and determined the project was acceptable as presented. The Committee unanimously adopted Minute Motion 2000-003 recommending approval, subject to conditions. Public Notice This request was advertised in the Desert Sun Newspaper on February 11, 200O3 and mailed to all property owners within 500 feet of the project site. To date, no correspondence has been received. (MANDATORY FINDINGS: Findings necessary to approve the request per Zoning Code Section 9.210.010 (Site Development Permit) can be made and are contained in the attached Resolution with the exception of the following Finding: CAMy Documents\WPDOCS\PCstfRpt SDP 99-666.wpd 1. Consistency with Specific Plan - Landscaping. The Centre at La Quinta Specific Plan provides a specific plant palette for the landscape material to be utilized within the project outside of the auto pads. The project as proposed, has introduced new plant material. The ALRC and staff have provided a condition requiring consistency with the Specific Plan Landscaping Requirements (Condition #22). RECOMMENDATION: Adopt Planning Commission Resolution 2000-_ approving Site Development Permit 99-666, subject to the Findings and Conditions of Approval as submitted. Attachments: 1. Site and Landscaping Plans (including grading plan and lighting plan) Prepared and submitted by: Jerry Herman, Community Development Director C:\My Documents\WPDOCS\PCstfRpt SDP 99-666.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA OUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR AN AUTO RETAIL CENTER LOCATED SOUTHEAST OF THE INTERSECTION OF HIGHWAY 111 AND ADAMS STREET CASE NO.: SITE DEVELOPMENT PERMIT 98-666 APPLICANT: STAMKO DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22"d day of February, 2000, hold a duly noticed Public Hearing to consider the request of Stamko Development Company for approval of development plans for an auto retail center located southeast of the intersection of Highway 1 1 1 and Adams Street, more particularly described as: PARCEL 5 OF PARCEL MAP 28525-2 WHEREAS, this Site Development Permit is within Specific Plan 97-029 and exempt from California Environmental Quality Act requirements under Public Resources Section 21 166 as Environmental Assessment 97-337 (Sch# 9701 1055) was certified by the City Council in 1997. A Supplemental EIR was prepared and certified on December 31, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental assessment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The project is consistent with the General Plan and Zoning Code in that the use is permitted in the Mixed Regional Commercial District and has been designed to comply with the applicable M/RC District and development standards and requirements of Specific Plan 97-029. 2. The architectural design of the buildings including architectural style, scale, building mass, materials, colors, details, roof style, is compatible and similar with the surrounding center and existing building. 3. The sate design of the project including circulation is compatible with the surrounding project in that the design layout is similar to other projects. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: C:\My Documents\WPDOCS\PC Reso SDP 99-666.wpd Planning Commission Resolution 2000- February 22, 2000 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 99-666 for the reasons set forth in this Resolution, subject to the Findings and Conditions of Approval attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 22"d day of February, 2000, 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 C:\My Documents\WPDOCS\PC Reso SDP 99-666.wpd PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 GENERAL 1. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 99-666 unless otherwise amended by the following conditions. 2. The approved site development permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 D. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 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. 5. 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. PROPERTY RIGHTS 6. 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. 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. 7. 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. GRADING 8. 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. 9. 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. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 2 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 10. 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. 11. 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. 12. 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 13. Storm drainage for this development shall comply with the approved storm drainage plan for Specific Plan 97-029. 14. 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. UTILITIES 15. To ensure optimum placement for practical and aesthetic purposes, the applicant shall obtain the approval of the City Engineer for the location of all utility lines within public rights of way and all above -ground utility structures including, but not limited to, electrical vaults, water valves and telephone stands. 16. All proposed utilities within or adjacent to the proposed development shall be installed underground. 17. 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. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 3 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 STREET AND TRAFFIC IMPROVEMENTS 18. This parcel is subject to the improvement requirements of Tentative Parcel Map 28525. Unless otherwise approved by the City Engineer. final inspections and certificates of occupancy will not be issued for buildings and uses within this development until the on -site public streets, off -site improvements and other obligations for T.P.M. 28525 are complete and satisfied. 19. 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" 20. 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. 21. General access points and turning movements of traffic are limited to the following driveways having full -turn access/egress movements: a. La Quinta Centre Drive - One 24-foot entry centered approximately 375 feet north of the centerline of Auto Centre Way South. b. Auto Centre Way South - One 30-foot drive centered approximately 245 feet west of the centerline of La Quinta Centre Drive and one 30-foot drive centered approximately 40 feet south of the north boundary of this development (Parcel 5). C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 4 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 LANDSCAPING 22. The final landscape plan shall be revised to reflect the plant material contained in Exhibit 12 of Specific Plan Landscaping Requirements. 23. The applicant shall provide landscaping in required setbacks, retention basins and common areas. 24. Landscape and irrigation plans 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. 25 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. 26. The parking lot end planters shall include a clustering of shrubs in between the trees. The diamond shape treewells shall contain groundcover. QUALITY ASSURANCE 27. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 28. 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. 29. 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. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 5 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 MAINTENANCE 30. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 31. 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. FIRE DEPARTMENT 32. Provide or show there exists a water system capable of delivering 1,500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 33. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2'/2" X 2'h") will be located not less than 25 feet or more than 165 feet from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adljacent hydrants in the system. 34. 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. 35. Prior to 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 Civic Engineer and the local water company with the following certification: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 36. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 37. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 C:\My DocumentSMIRDOCS\COA SDP00-666 Auto Mall.wpd 6 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 inches. Parking is permitted on one side of roadways with a minimum width of 28 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. 38. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire: lanes with appropriate lane painting and/or signs. 39. Install a complete tire sprinkler system per NFPA 13 in all buildings 5,000 square feet or larger as per La Quinta City Municipal Code. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the building. 40. If the building is used for high piled/rack storage, the building construction and fire sprinkler system must meet NFPA 231 C and Article 81 of the 1997 UFC. 41. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. 42. All fire sprinkler systems, fixed fire suppression systems, and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning and Engineering office for submittal requirements. 43. 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. 44. If the facility requires Hazardous Materials Report (Material Safety Data sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 45. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. 46. Final conditions will be addressed when architectural building plans are reviewed by the Fire Department. A plan check fee must be paid to the Fire Department at the time building plans are submitted. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 7 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-666 STAMKO DEVELOPMENT COMPANY FEBRUARY 22, 2000 MISCELLANEOUS 47. All public agency letters received for this case are made part of the case file documents for plan checking processes. 48. The parking lot light pole fixtures height shall be 24 feet instead of 25 feet. C:\My Documents\WPDOCS\COA SDP00-666 Auto Mall.wpd 8 PH #C STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 22, 2000 CASE NO.: TENTATIVE TRACT 29657 APPLICANT: NORMAN ESTATES II, LLC LOCATION: ON MEDALLIST DRIVE AND NATIONAL DRIVE, BETWEEN KINGSTON HEATH AND TIBURON DRIVE, WITHIN THE NORMAN GOLF COURSE REQUEST: RECOMMENDATION FOR APPROVAL TO RESUBDIVIDE 58 SINGLE FAMILY (SF) LOTS, A STREET LOT, A COMMON AREA LOT, AND A GOLF COURSE LOT TO ADJUST EXISTING LOT LINES AND PROVIDE GATED ENTRIES ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT 29657 IS WITHIN SPECIFIC PLAN 90-015. THIS PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED, PER PUBLIC RESOURCES CODE SECTION 65457 (A). AN ENVIRONMENTAL IMPACT REPORT (EA 90-159 FOR SP 90-015) WAS CERTIFIED ON DECEMBER 3, 1991, BY THE CITY COUNCIL. AN ENVIRONMENTAL ASSESSMENT ADDENDUM TO THE PREVIOUSLY APPROVED ENVIRONMENTAL IMPACT REPORT WAS COMPLETED FOR AMENDMENT #1 WHICH WAS APPROVED BY THE BY THE CITY COUNCIL ON DECEMBER 1, 1998. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE 21166. ZONING: RL (LOW DENSITY RESIDENTIAL) p:\stan\tt 29657 pc rpt.wpd GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (LDR) SURROUNDING ZONING/LAND USES: NORTH: RL / VACANT RESIDENTIAL AND GOLF COURSE. SOUTH: RL / VACANT RESIDENTIAL (PGA WEST). EAST: RL / VACANT RESIDENTIAL AND GOLF COURSE. WEST: RL / RESIDENTIAL (PGA WEST). BACKGROUND: In December, 1991, the City Council approved Specific Plan 90-015, of which this tract is a part. An amendment to the Specific Plan was approved by the City Council on December 1, 1998, retaining the 18 hole golf course, reducing the maximum dwelling units from 1,060 to 365, revising the layout and circulation, and amending development standards. The specific plan area was subdivided by Tentative Tract 29136, approved in May, 1999. The tract created 15 residential area lots for future development, five golf course lots, one lot each for the maintenance yard, clubhouse lot, and miscellaneous lots for streets, common areas, and water well sites. Tentative Tracts 29347, 29348, and 29349 were approved by the City Council on August 3, 1999, for 164 single family and miscellaneous lots within the Norman Golf Course. These tracts have since been recorded. This proposed tract is comprised of 58 of the 92 single family lots in Tract 29349 on Medallist Drive and National Drive (Attachment 1.) Project Request This Tentative Tract Map proposes to resubdivide the 58 single family lots and several adjacent common and street lots (Attachment 2.) The majority of the single family lots will remain 85 feet wide and 165 feet deep, with most of the lots backing up to the golf course. The largest lot will be 22,893 square feet, with the smallest 14,025 square feet, and the average lot size 15,659 square feet. The major revision is to the north end of Medallist Drive and south end of National Drive. These points are being revised to provide gated entries into the tract. The primary entry is at Medallist Drive where an "Olive tree" grove effect, and decorative paving, with either a cascading fountain of thinly sheeting water or annual color will be provided. The secondary entry on National Drive will be Olive tree lined with decorative paving. pAstan\tt 29657 pc rpt.wpd Public Notice This map application was advertised in the Desert Sun newspaper on February 10, 2000. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance of the La Quinta Municipal Code. As of this writing no comments have been received. Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. 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 2000-_, recommending to the City Council approval of Tentative Tract Map 29657, subject to attached findings and conditions. Attachments: 1. Location Map 2. TT 29657 - Large Exhibits (Planning Commission Only) Prepared by: Submitted by: Stan B. Sawa, Principal Planner Christine di lorio, Planning Manager pAstan\tt 29657 pc rpt.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA O.UINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL TO RESUBDIVIDE 58 SINGLE FAMILY LOTS, A STREET LOT, A COMMON AREA LOT, AND A GOLF COURSE LOT TO ADJUST EXISTING LOT LINES AND PROVIDE GATED ENTRIES CASE NO.: TT 29657 APPLICANT: NORMAN ESTATES II, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22' day of February, 2000, hold a duly noticed Public Hearing to consider the request of NORMAN ESTATES II, LLC for approval of a Tentative Tract Map to resubdivide 58 single family lots, a street lot, a common area lot, and a golf course lot to adjust existing lot lines and provide gated entries, located on Medallist Drive And National Drive, between Kingston Heath and Tiburon Drive, within the Norman Golf Course, more particularly described as: Lots 1 through 58 of Tract 29349-2, Lots 24, 27, and E of Tract 29136 WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The La Quinta Community Development Department has determined that Tentative Tract 29657 is within Specific Plan 90-015 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457 (a). An Environmental Impact Report (EA 90-159 for SP 90-015) was certified on December 3, 1991, by the City Council. An Environmental Assessment Addendum to the previously approved environmental impact report was completed for Amendment #1 which was approved by the by the City Council on December 1, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code 21166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval of said Tentative Tract Map 29657: 1. The proposed map and its design and improvement is consistent with the General Plan and applicable Specific Plan in that the lots are intended and designated for Low Density Residential use. The development of the lots will comply with applicable development standards such as setbacks, height restrictions, density, etc. P:\STAN\tt 29657 pc res.wpd Planning Commission Resolution 2000- Tentative Tract Map 29657 February 22, 2000 2. The design of the subdivision and proposed improvements are not likely to cause environmental damage or substantially and avoidably injure fish, or wildlife, since the project is primarily surrounded by development, or other urban improvements, and mitigation is required by the Environmental Impact Report and Environmental Assessment Addendum. 3. The design of the subdivision and proposed improvements are not likely to cause serious public health problems due to imposed conditions. 4. The design of the proposed map will not conflict with easements acquired by the public at large, for access through, or use of, property within the proposed Map since the street access will remain. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval of Tentative Tract Map 29657 to the City Council for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22' day of February, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: P:\STAN\tt 29657 pc res.wpd Planning Commission Resolution 2000- Tentative Tract Map 29657 February 22, 2000 Tom Kirk, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\STAN\tt 29657 pc res.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates ll, LLC GENERAL 1. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist and are available for review at City Hall, shall be recorded against the property with the Riverside County Recorder's office. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Tentative Tract Map No. 29657 shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC Protection Plan is available for inspection at the project site. 5. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. Right of way dedications required of this development include: a. Madison Street, Monroe Street and Airport Blvd. (Primary Arterials) - 55- foot halves of 1 10-foot rights of way Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant interim easements to those areas within 60 days of written request by the City. 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create 20-foot-deep perimeter setbacks along public rights of way. The 20-foot depth is the average depth if meandering wall design is approved. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates il, LLC Where public facilities (e.g., sidewalks, equestrian paths) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. The equestrian easement shall be dedicated by separate instrument and include specific language regarding maintenance responsibility by the City of La Quinta. 11. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, mailbox clusters and common areas. 12. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map and along well site lots. 13. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 15. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) 16. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 18. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 20. Depending on the timing of development of the parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to reimburse the City or others for the cost of the improvements, to secure the cost of the improvements for future construction by others, or a combination of these methods. p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC 21. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 22. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 23. If improvements are phased with multiple final maps or other administrative approvals (e.g., a Site Development Permit), off -site improvements and perimeter improvements shall be constructed as outlined in the "Street and Traffic Improvements" and "Landscaping and Wall" sections of these conditions of approval. 24. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. 25. The applicant's obligations for portions of the required improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. GRADING 26. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is located within or immediately adjacent to a flood hazard area as identified on p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project flood and building pads are compacted to 95% Proctor Density. Prior to issuance of building permits for lots which are so located, the applicant shall receive Conditional Letters of Map Revision based on Fill (CLOMR/F) from FEMA. Prior to final acceptance by the City of subdivision improvements, the applicant shall have received final LOMR/Fs for all such lots. 27. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 28. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 29. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The listed elevation differential limits are not an entitlement and more restrictive limits may be imposed in the map and plan approval process. If compliance with the listed limits is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 30. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 31. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. p:\stan\tt 29657.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates Il, LLC 32. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by a civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 35. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 37. Retention capacity shall be based on site -specific percolation data which shall be submitted for checking with drainage plans. The design percolation rate shall not exceed two inches per hour. 38. Nuisance water shall be retained on site and disposed of in a manner approved by the City Engineer. UTILITIES 39. The applicant shall obtain the approval of the City Engineer for the location of all above -ground utility structures, located offsite or within perimeter setbacks, to ensure optimum placement for aesthetic as well as practical purposes. These structures include, but are not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands. 40. Existing and proposed electric, telephone and cable utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. p:\stan\tt 29657 pc coa.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC 41. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 42. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) a. OFF -SITE STREETS AND TRAFFIC SIGNALS Off -Site street improvements and traffic signals shall be constructed in accordance with the conditions of approval for Tentative Tract 29136. b. PRIVATE STREETS AND CULS DE SAC Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking is prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. 43. Improvements shall include appurtenances such as traffic control signs, markings and other devices, street name signs, and sidewalks. 44. 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. 45. Street right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 46. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 47. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated p:\stan\tt 29657 pc coa.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 48. 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. 49. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. LANDSCAPING AND PERIMETER WALL 50. The applicant shall provide landscaping in perimeter setbacks and common lots. 51. The applicant shall provide walls around the tentative map perimeter. 52. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. p:\stan\tt 29657 pc coa.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC 53. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. QUALITY ASSURANCE 54. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 55. 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. 56. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after tributary -area improvements are complete and soils have been permanently stabilized„ 57. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As - Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as - constructed conditions. MAINTENANCE 58. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. FEES AND DEPOSITS 59. 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. p:\stan\tt 29657 pc coa.wpd Planning Commission Resolution 2000- Conditions of Approval - Recommended Tentative Tract 29657 Norman Estates II, LLC MISCELLANEOUS 60. Applicable conditions of Tentative Tract 29349 shall be met. FIRE MARSHAL 61. Prior to issuance recordation of final map, applicant/developer shall furnish one blue line 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 shall meet fire flow requirements. Plans shall be signed/approved by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department'. 62. 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. 63. The required water system, including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 64. A temporary water supply for fire protection may be allowed for the construction of the models only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 65. 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. 66. Applicant/developer will provide written certification from the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. p:\stan\tt 29657 pc coa.wpd PH #D STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 22, 2000 CASE NO.: TRACT 27519 (REVISION #2) APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES REQUEST: RECOMMENDATION FOR APPROVAL TO: 1) ALLOW REMOVAL OF THE EXISTING MATURE EUCALYPTUS TREES FROM BEHIND SINGLE FAMILY LOTS 38-42; AND 2) AMEND THE FINAL MAP TO ELIMINATE A CITY LANDSCAPE MAINTENANCE EASEMENT FROM A 70 SINGLE FAMILY LOT SUBDIVISION ON 17.6 ACRES LOCATION: ON THE WEST SIDE OF DUNE PALMS ROAD APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE ENGINEER: DUDEK AND ASSOCIATES ENVIRONMENTAL CONSIDERATION: RESOLUTION 99-06, ADOPTED BY THE CITY COUNCIL ON JANUARY 5, 1999, CERTIFIED A MITIGATED NEGATIVE DECLARATION FOR THIS TRACT (EA 98-370). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST THAT WOULD TRIGGER A NEW ENVIRONMENTAL ASSESSMENT FOR THIS REQUEST. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING DESIGNATION: RL (LOW DENSITY RESIDENTIAL) STPCTr27519Amd - 39, RESOTTM27519Amd - 39, CONDTr.27519Amd.- 39 Page 1 of 3 SURROUNDING LAND USES: NORTH: EXISTING SINGLE FAMILY HOMES AND COMMON AREA RETENTION BASIN IN THE TOPAZ DEVELOPMENT (TRACT 23935) SOUTH: EXISTING GOLF SCHOOL EAST: RETENTION BASIN FOR TRACT 25363 AND FUTURE CITY PARK WEST: ACROSS DUNE PALMS ROAD ARE VACANT PROPERTIES IN THE CITY OF INDIO BACKGROUND: On November 24, 1998, the Planning Commission, on a 4-0 vote, adopted Resolutions 98-082 and 98-083 recommending to the City Council certification of Environmental Assessment 98-370 and approval of Tentative Tract Map 27519. A copy of the Minutes from this meeting is attached (Attachment 1). On January 5, 1999, the City Council, on a 5-0 vote, adopted Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70 single family lot subdivision. A copy of the Minutes from this meeting is attached (Attachment 2). Prototype houses for the project were approved by the Planning Commission on April 13, 1999 under Site Development Permit 99-648. The single story houses range in size from 1,500 square feet to more than 2,000 square feet. In November 1999, the developer recorded this Map and has since graded the site. On February 15, 2000, the City Council adopted Resolution 2000-11 allowing the developer to acquire Phase 1 building permits before the golf driving range screen is installed along the south Tract boundary. The houses cannot be occupied until either the screen is installed or the La Quinta Golf Ranch property is purchased by the applicant for development of residential houses. Project Request The applicant is requesting modification to Condition #92 of City Council Resolution 2000-1 1 (previously City Council Resolution 99-07) requiring the existing Eucalyptus STPCTr27519Amd - 39, RESOTTM27519Amd - 39, CONDTr.27519Amd.- 39 Page 2 of 3 trees to remain behind single family Lots 38-42. To support the request, the applicant has submitted a letter from a local arborist citing problems with the trees due to maintenance and site grading work making some of the trees susceptible to blowing over (Attachments 3-5). The second request involves correcting an error that was made in finaling the Map in that a maintenance easement for the existing Eucalyptus trees was granted to the City instead of the Homeowners' Association. Public Notice - This Revision request was advertised in the Desert Sun newspaper on February 9, 2000. All property owners within 500-feet were mailed a copy of the public hearing notice as required by Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code and Charter. No written correspondence has been received. STATEMENT OF MANDATORY FINDINGS: Findings for approval of this request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of 1) Removal of the existing Eucalyptus trees from behind single family Lots 38-42 and 2) Elimination of the City's requirement to maintain an on -site landscape easement, subject to the attached findings and conditions. Attachments: 1 . Planning Commission Minutes of November 24, 1998 (Excerpt) 2. City Council Minutes of January 5, 1999 (Excerpt) 3. Letter from Mr. Al Hollinger dated January 13, 2000 4. Tree Location Map 5. TTM 27519 Exhibit Prpared by: Greg__ Edell, Associate Planner Submitted by: i Christine di lorio, Planning Manager Page 3 of 3 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A REQUEST TO REMOVE MATURE TREES FROM BEHIND SINGLE FAMILY LOTS 38-42 AND ELIMINATE A CITY LANDSCAPE MAINTENANCE EASEMENT FOR A 70-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 17.6 ACRES, LOCATED ON THE WEST SIDE OF DUNE PALMS ROAD APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE CASE NO.: TRACT 27519 (REVISION #2) APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 22"d day of February, 2000, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities to remove mature trees on the north side of single family Lots 38-42 and eliminate a City landscape maintenance easement for Tract 27519, a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive, more particularly described as: Assessor's Parcel Number 604-061-009; Portion of SE 1 /4 of the SW 1 /4 of Section 20, Township 5 South; Range 7 East, San Bernardino Base and Meridian, County of Riverside, California WHEREAS, the City Council for the City of La Quinta, California, did on the 15th day of February, 2000, adopt Resolution 2000-11 approving a change to Condition #92 that allows the developer to acquire building permits for Phase 1 houses prior to installing golf driving range screening along the south Tract boundary; and WHEREAS, the City Council for the City of La Quinta, California, did on the 5th day of January, 1999, on a 5-0 vote, adopt Resolutions 99-06 (EA) and 99-07 (TTM) approving a 70-lot single family subdivision on 17.6 acres generally located to the west of Dune Palms Road, approximately 100-feet south of Desert Stream Drive; and WHEREAS, the Planning Commission for the City of La Quinta, California, did on the 241h day of November, 1998, on a 4-0 vote, adopt Resolutions 98-082 and AAResopcTr27519Amd.wpd (39) 98-083 recommending approval to the City Council of Tentative Tract Map 27519 and certification of Environmental Assessment 98-370; 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 for approval of Revision #2 to Tract 27519: Finding Number 1 - Consistency with General Plan/Zoning Code A. The property is designated Low Density Residential (LDR) allowing residential development of 2-4 units per acre. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2.0) because less than four dwellings per acre are proposed (i.e., Policy 2- 1.1 .5). The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. B. The RL District (Low Density Residential) permits single family housing, provided lots are 7,200 square feet or larger. The existing lots exceed the minimum size allowed pursuant Section 9.30.030 of the Zoning Ordinance. Detached single family houses are planned for these newly created lots. C. Decorative open perimeter fencing shall be constructed for the development consistent with Policy 3-4.1.14 of the General Plan, including opening view fencing to lessen the effect of the walled community and its relationship with adjacent properties. Finding Number 2 - Compliance with the California Environmental Quality Act A. A Mitigated Negative Declaration of Environmental Impact was certified by the City Council on January 5, 1999, by adoption of Resolution 99-06, concluding that the project will not significantly affect the environment, provided Mitigation Monitoring is completed (EA 98-370). No changed circumstances or conditions exist that would trigger a new environmental assessment for this request. Finding Number 3 - Site and Landscape Design A. The site design conforms with the design guidelines identified in the General Plan, Zoning Code and Subdivision Ordinance and provides a harmonious transition between other residential properties that abut the site. A:\ResopcTr27519Amd.wpd (39) B. The common landscaping in the Tract will be privately maintained. Existing mature landscaping along the north Tract boundary, adjacent to Lot "H", shall be retained and maintained by the Homeowner's Association. Mature trees behind single family Lots 38-42 can be removed by the developer ensuring that no problems arise from falling tree limbs onto future building structures. C. Lot "H", a retention basin, is planned to contain on -site stormwater. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. D. The future private streets provide direct access to each residential lot. New off - site improvements will benefit both existing and future developments in the immediate area. Finding Number 4 - Site Improvements A. New improvements required for this project will be compatible with existing improvements to the north in the Topaz development. No adverse impacts have been identified based on letters of response from affected public agencies. Infrastructure improvements will be extended to serve the project if not readily adjacent to the site. B. A stormwater basin ensures off -site properties are not impacted from seasonal storms. C. The Tract design will not conflict with existing public easements, as the project has been designed around, and in consideration of these easements. D. A Condition of Approval requiring screening along the south side of the Tract will ensure outdoor safety to future residents from stray golf balls. However, if the driving range is replaced with a residential subdivision, this condition will no longer be applicable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby recommend to the City Council approval for the reasons set forth in this Resolution, subject to the attached conditions. A:\ResopcTr27519Amd.wpd (39) PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on the 22"d day of February, 2000, 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 AAResopcTr27519Amd.wpd (39) PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TRACT 27519 (REVISION #2) CENTURY-CROWELL COMMUNITIES FEBRUARY 22, 2000 GENERAL 1. Upon City Council approval, a memorandum noting that the City Conditions of Approval for this development exist and are available for review at City Hall shall be recorded against the property with Riverside County. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map, or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Tract 27519 (Revision #2) shall comply with all applicable Conditions of Approval for Tentative Tract Map 27519 (City Council Resolution 2000-1 1) unless modified herein. 4. This Map Revision shall expire within two years, unless an extension of time is applied for, and granted by the City Council. LANDSCAPING 5. Eucalyptus trees on the north side of single family Lots 38-42 shall be removed by the developer. Trees adjacent to the retention basin shall be retained in good condition, through annual maintenance, by the HOA. The landscape maintenance easement over single family Lot 38-42 in favor of the City of La Quinta shall be abandoned. 6. The landscape maintenance easement on the north side of Lot "H" shall be reconveyed to the Homeowners' Association. CondPC 275 T 9AmdNew - 39 ATTACHMENTS Planning Commission Meeting November 24, 1998 Attachment I 1./12,199g.- was issioner Butler sed him/seto a possible conflict of interest. 2.hairman Tyler stated the applicanquested a cerrrnti to Ja ary moved and seconded by Commissioners Kirk/Robb' . continue this application to the meeting of January 12, 1998. Unanim�y approved with Commissioner Abels and Butler being absent. Commissioner Butler rejoined the Commission. C. 'Tim*' ,*:,re4uest of Century -Crowell Communities for recommendation of a Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-370 and approval of a 70 ...�'' single family and other common lot subdivision map on 17.5 acres in the RL Zone District. 1. Chairman Tyler opened the public hearing and asked for the staff report Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff is recommending the addition of a Condition #92 to require the trees on the northeast edge of the north property line next to the retention basin, be retained and included in the landscaping for the retention basin. They are also recommending that the larger trees adjacent to the residential lots be removed. Planning Manager Christine di Iorio stated the City has a Code section that states dwellings next to the project or City, County, or tract boundary line shall be limited to one story if an existing one story dwelling is within 50 feet of the common property line unless there is a street separating the two. The existing houses to the north will be required to have one story in accordance with Code section. 2. Commissioner Robbins asked how this works when they do not :line up. Planning Manager Christine di Iorio stated the Codes requires within 50 feet of the common property line. 3. Commissioner Kirk asked if any reaction had been obtained fi-om the property owners to the north of the retention basin as to whether or not they would like the trees to be retained. Staff stated they had not received any adverse comments regarding the project. - ... mr ^l V%_-.11 '1A_09 m-A 12 Planning Commission Meeting November 24, 1998 4. Chairman Tyler stated he would hate to give up any of the trees as they are a landmark in the area. Another issue is the inter -face of this development and the golf driving range to the south. Currently, there. is no screening between the two and often golf balls go can astray. Developer should put up some suitable screen to protect against the golf balls. 5. Commissioner Robbins ask which direction the balls are hit. Community Development Director Jerry Herman stated they go from Dune Palms Road westerly. Commissioner Robbins asked why does staff want to remove the Eucalyptus trees. Staff stated they are brittle and would be acceptable in the retention basin. The trees to the west would be in the backyard of homes and prevailing winds blow toward the south and could be dangerous for those homeowners. 6. Chairman Tyler asked how may trees would be removed and how many retained. Staff stated there may be as many as 200 to 300 feet of trees would have to be removed. They are planted linearly. 7. Commissioner Kirk suggested making the retention more east/westerly and replace some of the retention basin with lots. 8. Mr. Ernest Vincent, Vice President of Century Crowell Communities, stated he was at a disadvantage. He is in-house counsel for the applicant and not a planner. He has been working with the landowner for four years to put this project together. His understanding is that they need to raise the grade level a great deal. Not sure what the ultimate grade level will be in relation to where the trees are. The pads will be higher and if they do not take the trees down, you would have a flat backyard, a big dip, the trees and then a slope up to the back walls of the existing unit. In regard to the retention basin in the front, there is an existing tree to the north and they thought of joining them, but this did not work out. They were going to have a perimeter wall and retention basin would be outside this wall. Planning Manager Christine di Iorio stated the wall proposal is conditioned to have an open fencing to view into the project (Condition #91). The retention basin was modified; it was along the north property line, but due to the noise study and the height of the noise mitigation walls, the retention basin was moved to along Dune Palms Road. 9. Chairman Tyler stated he was confused as a retention basin is usually quiet. Staff stated the distance between the homes along Dune Palms Road was shifted away from the street due to the retention basin being placed along Dune Palms Road. CAMy Documents\WPDOCS\pc11-24-98.wpd 13 Planning Commission Meeting November 24, 1998 10. Commissioner Robbins stated more homes could be built further away from Dune Palms Road than if the retention basin was moved along the north edge, you would have more homes with the backs facing Dune Palms Road. This plan has the fencing along Dune Palms Road separating the retention basin from Dune Palms Road is going to be open facing so the public has a view into the project. 11. Mr. Vincent stated the project will be gated and the price range will be lower than most gated communities. In reference to the driving range, he has spoken to Mr. Garry Hopkins, the owner of the driving range, regarding the screening and they are not certain how high the screening would have to be. Mr. Vincent noted the project engineer is present to answer any questions. 12. Mr. Joe Soneji, civil engineer for the project, stated that in regard to the grading, they will match the existing pad elevations on the north and the retention elevations on the west. They are fairly close to the grade of the driving range. The retention basin is proposed at that location because of the drainage that comes from Dune Palms Road. He has no objection to the Conditions of Approval and as long as they can include the Eucalyptus trees within the retention basis landscape scheme they will be happy to do so. However, in the middle of the property there is a mound that is ten feet higher than the houses to the north and it is there intention to remove the mound to be on the same elevation as the houses to the north. Discussion followed as to the location of the trees. 13. Commissioner Butler asked if the southern boundary next to the driving range, was higher or lower than the driving range. Mr. Soneji stated they are almost the same. Commissioner Butler asked how the houses would be protected from the balls. Mr. Soneji stated he did not have an answer at this time. 14. Commissioner Kirk asked staff to identify where the trees were located. Principal Planner Stan Sawa showed their location on the tract map. Commissioner Kirk stated that many of the trees are on a mound. Staff stated that was probably correct. 15. Chairman Tyler asked if the trees around the retention basin would be retained. Mr. Soneji stated it would depend on the grading of the retention basin. 16. Mr. Garry Hopkins, 45-975 Dune Palms Road, stated his concern was the screening of the balls and he would meet with the applicant to resolve any issues. C-\Mv Documents\WPDOCS\pc11-24-98.wpd 14 • Planning Commission Meeting November 24, 1998 0 17. Commissioner Butler asked if the fence on the school side was adequate. Mr. Hopkins stated no, but the power lines restricted them from going any higher. It will need to go higher on the other side. 18. Commissioner Robbins asked the height of the screen. Mr. Hopkins stated that on top of a berm it is 20-40 feet. 19. There being no further public comment, the public participation portion of the public hearing was closed and opened for Commission discussion. 20. Commissioner Robbins stated he had no objection as long as screening was addressed in the conditions. 21. Commissioner Butler asked that the new condition be modified. Staff noted they were only asking for the retention of the trees in the retention basin. 22. Commissioner Kirk stated that as long as a condition was added to require the applicant and golf school solve the problem of the screening before the project goes to the City Council. 23. Chairman Tyler stated he thought they should retain the trees along the retention basin. As to the screening, it should be installed before the houses are occupied and it should be the responsibility of the applicant. The traffic information on Dune Palms Road needs to be updated before going to the City Council. 24. Commissioner Robbins suggested a condition be added that states the screening would be installed prior to the issuance of a building permit. 25. Commissioner Kirk asked if the retention basin was originally planned for the northern boundary. Staff stated yes, and the noise study required the submittal that is before the Commission. Commissioner Kirk stated staff was more in favor of people than trees. Is it possible to have the plan redesigned with the retention along the northern boundary to keep the trees. Staff stated it is up to the applicant and the Commission, but if it is redesigned, the noise study would have to be modified accordingly or the initial study would be looked at again and the requirement at that time was for seven to nine foot walls. 26. Chairman Tyler asked staff to explain what would happen if you had nine foot high walls on the southerly part of the frontage. Staff stated they have to look at the previous noise study to see what it was based on. Chairman CAMY Documents\WPDOCS\pc11-24-98.wpd 15 Planning Commission Meeting November 24, 1998 Tyler asked if the noise study was based on the traffic analysis that was done in 1992 and 1994. Staff stated the study is based on the ultimate buildout for Dune Palms Road with the City's 60 CNEL requirement as the maximum outdoor noise level. 27. Commissioner Robbins stated he was in favor of having as few lots as possible back up to Dune Palms Road. 28. Following discussion, it was moved and seconded by Commissioners Kirk/Robbins to adopt Planning Commission Resolution 98-082 recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-370 for Tentative Tract Map 27519. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: Commissioner Abels. ABSTAIN: None. 29. It was moved and seconded by Commissioners Butler/Robbins to adopt Planning Commission Resolution 98-083 recommending to the City Council approval of Tentative Tract 27519, subject to the Findings and Conditions of Approval as amended. a. Retention of the trees in the retention basin. b. Screening prior to issuance of building permits to the satisfaction of the Community Development Director. C. Deletion of the second sentence in Condition #42.a. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. D. Plot Plan 94-543 Amendment #1; a request of David Chapman for approval of building elevation modifications for a 550+ square foot expansion of an existing building (formerly Sesame') -fuse as a restaurant located at 50-981 Washington Street at the northwest corro of Washington Street and Calle Tampico in the La Quinta Village Shopping Venter. 1. Chairman Tyl opened -the public he g and asked for the staff report. Principal Pl er St Sawa presented information containe he staff report, a copy of which is on fil in the 11 Commnity Develo ment Department. 2. Commissioner Kirk asked if the water heater that is being relocated to the roof will it be screened. Staff stated yes and it is conditioned tlt it cannot encroach above the parapet wall. CAMP Documents\WPD0CS\pc11-24-98.wpd 16 City Council Minutes 9 Council recessed to and until 7:00 p.m. January 5, 1999 Attachment 2 ,,. P RINGS 1. AENTATIVE TRACT 27519 - A REQUEST TO SUBDIVIDE 17.6 ACRES INTO 70 SINGLE-FAMILY RESIDENTIAL UNITS AND OTHER COMMON LOTS LOCATED SOUTH OF DESERT STREAM DRIVE AND WEST OF DUNE PALMS ROAD. APPLICANT: CENTURY-CROWELL COMMUNITIES. The Mayor declared the PUBLIC HEARING OPEN. Mr. Herman, Community Development Director, presented staff report advising that this matter was continued from the December 15, 1998 Council meeting. The request is to subdivide 17.6 acres into 70 single-family residential and other common lots with private streets located south of Topaz development and west of Dune Palms Road. The lot sizes are 7,920 sq. ft. and larger. They are typically 60' in width by 132' in length. The Planning Commission has recommended certification of a mitigated negative declaration of environmental impacts and approval of the Tentative Tract Map with conditions and findings. The continuance dealt with the issue of removal of trees. The applicant has prepared a plan that shows the existing trees and is proposing to save the trees which are secured by a new Condition No. 92 which provides for an easement for them and it will be dedicated to the Homeowner's Association for maintenance. Jim Brenneis, 79-365 Desert Stream, appreciated the time and efforts of the City and Century Crowell in the matter of the trees. He also surfaced his concern about the way the proposed tract is layed out in that there will be two lots to the rear of their properties. He asked if there is anything that can, be done to even up the lot lines. City Council Minutes 10 January 5, 1999 Larry Kunkle, 79-345 Desert Stream, expressed the same concern about the fact that the lot lines don't line up, creating two lots in the rear of their properties. He was also concerned about the difference in elevation and that these homes are going to block their views of the mountains. Kim Balch, 79-355 Desert Stream, felt that the split in the lot .lines is going to decrease their property values and was also concerned about the difference in elevation. He also expressed concern about the speed of.traffic on.their street. Sean Huber, 79-375 Desert Stream, expressed appreciation for the efforts made on saving the trees. Regarding the layout, he said that he's never seen anything like this and was opposed to it. Ed Knight, 1535 South "D" Street, San Bernardino, representing Century Crowell Communities, advised that they were very diligent in trying to match the lot lines with the Topaz tract. They are attempting to make this tract as compatible with the Topaz tract (which they also built) as possible. 'These homes will all be single -story and the pads will match the existing pads as nearly as possible. He advised that having more than one lot in back of another is not uncommon. He also noted that these lots are much deeper than those in the Topaz tract, resulting in the homes being about f 0' from the rear property line. In response to Council Member Adolph, Mr. Knight advised that none of- the pads in this tract will be higher than those to the north. However, there is a small hill where the trees are that will have to be retained. Council Member Henderson questioned the process of removing a diseased or unsafe tree. Ms. Honeywell, City Attorney, advised that the intent of Condition No. 92 is to give that authority to the Homeowner's Association as part of their responsibility to maintain the trees. Council Member Sniff expressed concern about the use of the term "in perpetuity" in Condition No. 92, as that term means "forever" and no tree lasts forever. Council Member Henderson asked if there are other developments in the City in which there are staggered lots adjacent to an existing tract and Mr. Herman proceeded to enumerate a few of them which included The Estancias and Painted Cove. Joe Soneji, 74-140 El Paseo, Civil Engineer for the project, advised that they are very close to matching the elevation of the pads with the ones to the north -- City Council Minutes 11 January b, 1999 they will either be the same or will be a foot lower. The staggered lot lines is a situation which is currently existing in all of the cities of the Valley. The highest roof ridge line will be 17'. Jim Brenneis, asked if the lots could be graded 8' to 10' below the elevation to the north in order to protect their views. Tom Mulcahy, Desert Rock Court, wished .to see some .guarantee that the elevations will remain the same. He also stated that the = Environmental Assessment doesn't mention that there will be two schools built on Dune Palms Road. Also, consideration needs to be given to the traffic that will be generated by The Gardens of Champions. There being no one else wishing to speak, the Mayor declared the PUBLIC HEARING CLOSED. Council Member Sniff expressed concern about the staggered lots and hoped that the developer could make some accommodation to match them, noting that it would result in a loss of two lots. He felt that the effort to save the trees was commendable. Mayor Pena commented that these are some of the things that happen when a community begins to experience growth (staggered lots, elevation differences, etc.), pointing out that it also. happened in the Cove. Regarding the effect the staggered lots will have on property values --there's really no way of knowing that. Council Member Sniff asked if the tract meets all of the necessary and required City standards and Mr. Herman advised that it does and the City Attorney confirmed same. Council Member Sniff felt that there are some potentially legitimate concerns, but if this development has conformed to all of the necessary and legal requirements, he didn't see that the City has any option but to proceed. In response to final .questions by Council, Mr. Soneji advised that the street is designed at the minimal grade allowed by the City. *If the grade were any lower, it would not drain. Mr. Herman also advised that the house elevations will be going back to the Planning Commission for approval. City Council Minutes 12 RESOLUTION NO. 99-06 January 5, 1999 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 98-370 FOR TENTATIVE TRACT MAP 27519, TO ALLOW THE SUBDIVISION OF 17.6 ACRES INTO.70 SINGLE FAMILY LOTS AND OTHER COMMON LOTS IN THE LDR ZONING DISTRICT. It was moved by Council Members Sniff/Henderson to adopt Resolution No. 99- 06 as submitted. Motion carried unanimously. RESOLUTION NO. 99-07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A 70.SINGLE-FAMILY AND OTHER COMMON LOT SUBDIVISION ON 17.6 ACRES LOCATED ON THE WEST SIDE OF DUNE PALMS ROAD, 100 FEET SOUTH OF DESERT STREAM DRIVE. APPLICANT: CENTURY CROWELL COMMUNITIES. It was moved by Council Members Sniff/Henderson to adopt Resolution No. 99- 07 with amended Condition No. 92 to remove the term "in perpetuity" and to clarify that the trees are to be maintained as long as they are in good health and not a danger to health and safety. Motion carried unanimously. 2. CONSIDERATION OF ADOPTI PROPOSALS AND AUTHORIZING THE CITY MANAGER TO SUBMIT AP CATIONS TO RIVERSIDE. COUNTY ECONOMIC DEVELOPMENT AGENC OR COMMUYR DEVELOPMENT BLOCK GRANT FUNDS FOR FISCAL YEAR 1999-2QW. The Mayor-declar the PU,BIfC HEARjNG OPEN. Mr. Herman, PouncIl's ty Develop nt Director sentecstaff report advising that this is th opport ity to t public to simony on applications for Community Development BI k Gr Funds. The ity anticipates allocation of approximately $ 137,000. T e, the City has ceived five appl' ions for public improvements and four applications for public service olio f s: Public Improvement: ' City of La Quinta $107,000 Curb, gutter, skewalk and ADA handicap rarros on Desert Club s 'REE RITE rbor-Services January13, 2000 Marty W: Butler, Project Manager Century Homes 1535 South "D" Street, Suite 200 San Bernardino, CA 92408 Marty, Attachment 3 On January 11th I evaluated the eucalyptus trees that are on the north side of the Aliso Dell Rey project. There are a number of factors to consider in deciding what should be done with these trees. Tree health, condition, .characteristics, location, and future access should all be considered. This is a mature group of approximately 23 large eucalyptus; some are 70 feet or more. The majority of these trees seem to be in fairly good health. Some seem to be under some stress, probably due to inadequate irrigation and fertility. The fact that these trees have never been topped makes them unique in the valley. Most large eucalyptus has been topped, ruining their structural integrity. Many of these trees have considerable dead wood and excessive branch end weight; both problems would be corrected with proper pruning. Eucalyptus trees tend to have a large amount of litter due to leaf drop, flowers, and shedding bark. The leaves contain oils that stain patios and decks. These oils can also inhibit the growth of other plants under them. The location of these trees in relation to the planned construction is a concern. The grade at the west end is to be reduced by about 10 feet, approximately 10 feet from the base of these trees, and a retaining wall built. In my opinion, this will remove much of the existing root mass, making these trees susceptible to blowing over. This retaining wall would have to be moved out another, 20 feet to reduce the hazard. When the homes are built, access to about half of these trees will be difficult. All pruning would have to be done by climbing and much of the pruned material would have to be controlled with ropes to prevent damage to the properties. Removal of pruning debris would be difficult because of poor access. These trees would be very expensive to keep maintained properly. These are large mature trees. They cannot be made into small trees. Topping is not a solution. Topping in the long run will increase hazards and create more problems. If the litter for these trees and the cost of proper maintenance is unacceptable, then they should A division of Steven Burt & Associates, Inc. 78-755 Darby Road • Bermuda Dunes, CA 92201 • (619) 772-3673 • Fax (619) 772-3674 • Lic. #647984 be removed. if the retaining wall connot be moved out, the trees behind it should be . . removed. No one likes to take out large mature trees but if they are in the wrong location or become hazardous, sometimes removal is the only solution. Please contact me if you need additional information or have any questions. Al'Hollinger Horticulturist, Arborist ��J'��, I W I I I I �LI1 // 109cl 1 ` \ ,- Attachment 4 i of k 1 1� —4/ � i xX9 me 'o NCi N O 40 o N � co (D Q zo.00' - 3 os'iz i I .48 is 0) I ui LL �' O cn 00 2 i Y dQ. n ro �I � I I Xv4'9 Ci I ° 16 3N3 N S ° YOL'I I y I O Jl rE' 9°sz z t y Ytt H WII I I O �` N NO Y9L'S 5 I xB9'!a' b O h 4 h l 0 y9�J I O N I O N n pt� N N N E " r S AM -de I t �NLDZ I - �o l N II W -� OOFZ � O4z I o wi n n n In I U N N n I i M16 g °n y99 H �` N I ° NIW YO '0 XS6'01 I —" 06 lfl� —} 6sJr I `—� NIW YOS'0 Y03`ZS y \L o y CS Fg o I Cie N p N In I z os ss I d Q h a o I oo'oz j O' N NN I Ci Y£4'S A I ---- 16yq o ryyo p a C� I°. N o C� by / ° m p Imo' i '� N Ix4£'9 0 �C {� In N N x8s'o °s.°r d J N W k0 by `ry N N -4 r'i I xiS' L -n N O ° In O 10. o I ,as'ss e� p 100,0Z:is I's N r - N N sr N If Y a J NNN to_z i �k l v w �u xlc's'r °, N, N g9'P .OsvL .00 9 O I y1' 01_ C Nlrv� xos•o-- W I" -------TT o. NIUi ^ I 2 I N (` N 4 - cbLo (0 i 6 ; w 0 J 1N3KWVd3a JNIN0 m Attachment 5 Waal 3AMOR-1 Dune Palms Road_ 0 y O 0 10 CL W W WO y A� a igWZ kI W N„ o = <F > O Z Q 1 W :i i �;i 1ma1 i afi A iyd , •� ` Mal Ms/� �� •��� all all y� .. a,l o �. Iv+1w Wuj z I .. L i obi i P r bj „ o !I Io,l a off= i o ii ibis i� .ap y e ; 8=Is i I Ml . � • • N g o ;I ! 0 F = j e to• h:i h;B 9 ;i ;1 uc. ;, aa:i ■ HIM °r WEI R• Y Bf #A PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 22, 2000 CASE NO.: SITE DEVELOPMENT PERMIT 2000-668 APPLICANT: MEDALLIST GOLF DEVELOPMENTS PLANNER/ REPRESENTATIVE: FORREST HAAG, ASLA ARCHITECT: RNM ARCH ITECTS•PLANNERS REQUEST: APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR FOUR NEW PROTOTYPE RESIDENTIAL UNITS LOCATION: TO BE CONSTRUCTED IN THE NORMAN GOLF COURSE, ON THE NORTH SIDE OF AIRPORT BOULEVARD, EAST OF MADISON STREET ENVIRONMENTAL CONSIDERATION: 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. BACKGROUND: The property is within the Norman golf course on the north side of Airport Boulevard, east of PGA West. The units are proposed for Tract 29349-2, on Medallist Drive and National Drive, between Kingston Heath and Tiburon Drive. Specific Plan 90-015 Amendment #2 for The Norman Course, approved under Resolution 99-112, provides the Community Design Guidelines for the residential units. PROJECT PROPOSAL: Proposed are the following four plans: Plan 1 size - 4,279 square feet plus 513 square foot casita # of bedrooms - four P:\STAN\pc rpt sdp 2000-668.wpd Plan 2 Plan 3 Plan 4 baths - four garage spaces - three building height - 18'-4" to 20'-6" - one story 22'-4" to 23'-8" - with second story option, depending on architectural theme Note: this plan can have an optional second story media room. size - 4,162 square feet (can have a casita) # of bedrooms - four baths - three and one-half garage spaces - three building height - 23'-8" to 24'-6", depending on architectural theme size - 4,372 square feet plus 406 square foot casita # of bedrooms - four or five baths - four and one-half garage spaces - three building height - 23'-8" to 24'-6", depending on architectural theme Size - 4,474 square feet (can have a casita) # of bedrooms - four baths - four and one-half garage spaces - three building height - 20'-0" to 23'- 6", depending on architectural theme The 58 lot project mixes different but compatible architectural styles to create an eclectic street scene. Four plan types are proposed for construction. Dependent on the floor plan, three of four exterior architectural themes can be chosen by a buyer. Those themes are Italian Country, Santa Barbara, Desert Contemporary, and Contemporary. The possible mix of plans and themes is shown on the attached matrix. Materials vary depending on the architectural theme of the unit. Materials include plaster walls, flat and tile roofs, and stone walls. An exterior material and color sample board of each theme will be available at the meeting for review. P:\STAN\pc rpt sdp 2000-668.wpd Landscaping plans for the four unit prototypes have been submitted at this time. The plans consist primarily of street tree locations and an extensive plant pallette with "bubble" locations. The plans include planting and design concepts for the northern and southern gated entries from Kingston Heath and Tiburon Drive, respectively. The northern main entry on Medallist Drive will utilize a "Olive tree" grove effect, and decorative paving, with either a cascading fountain of thinly sheeting water or annual color. The secondary entry on National Drive will be Olive tree lined with decorative paving. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of February 2, 2000, and determined the project was acceptable as presented. The Committee unanimously (3-0) adopted Minute Motion 2000-004, recommending approval. FINDINGS: 1. This project is consistent with the General Plan in that the proposed single family residences are allowed within the General Plan designation of low density single family residential. 2. The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code and Architectural Guidelines of applicable Specific Plan 90-015, Amendment #2 in that the design guidelines require a minimum of two different front elevations, varied roof heights, and window and door surrounds for flat elevation planes. The proposed units comply with these requirements in that three facades per plan are proposed, roof heights are varied with the combination of different roofs, and plaster surrounds are provided where required. The Specific Plan guidelines dictate architectural themes, exterior color ranges and materials, and design criteria. The proposed plans are in compliance with these items. 3. This project has been determined to be categorically exempt from California Environmental Quality Act Requirements pursuant to Section 15303, Class 3(a) of the Guidelines for Implementation. 4. The architectural design of the project, including but not limited -to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, is compatible with surrounding development and with the quality of design prevalent in the City in that the units are compatible with surrounding development to the south, east, and west, with the units recently approved for the Norman Golf Course, and with the quality of design prevalent in the City. P:\STAN\pc rpt sdp 2000-668.wpd 5. The proposed lots for these plans are sufficient in size to accommodate the prototype units. 6. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. The plans provide conceptual design and planting information for the front yards and project entries. The pallette includes those plants specified in the specific plan, as well as additional compatible plants. Staff review of detailed plans for these plans is required. RECOMMENDATION: Adopt Minute Motion 2000-_,approving Site Development Permit 2000-668, subject to the attached conditions. Attachment: 1. Plan exhibit book Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager P:\STAN\pc rpt sdp 2000-668.wpd MINUTE MOTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2000-668 MEDALIST GOLF DEVELOPMENTS FEBRUARY 22, 2000 1. This approval is for four prototype units (4,279+; 4,162+; 4,372-1-, and 4,474+ square feet), for which plans are on file in the Community Development Department. 2. The perimeter walls around lots shall be of masonry or other non -wood construction. 3. Detailed front yard landscaping plans 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. The plans require Community Development Department, Coachella Valley Water District, and Riverside County Agricultural Commission approval before they will be considered final. 4. Prior to issuance of building permits for any of the units authorized by this approval, final architectural working drawings shall be approved by the Community Development Department. 5. Prior to issuance of building permits for any of the units authorized by this approval, all exterior material and color samples shall be submitted to the Community Development Department for approval. 6. Prior to issuance of building permits for any of the units authorized by this approval, final architectural working drawings shall be approved by the Community Development Department. p:\stan\sdp 2000-668 pc coampd 1 c&t,, 4 w C�hf OF T1 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: FEBRUARY 15, 2000 SUBJECT: DEPARTMENT REPORT FOR THE MONTH OF JANUARY Attached please find a copy of the Community Development Report which outlines the current cases processed by staff for the month of January. 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