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2000 05 23 PCPlanning Commission Agendas are now Available on the City's Web Page @ www.la-quinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California May 23, 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 2000-030 Beginning Minute Motion 2000-01 1 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 May 9, 2000 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: A. Item ................. Applicant .......... Location ........... Request ........... Action .............. TENTATIVE TRACT MAP 28409, EXTENSION #2 Charles B. Murphy and Lynn R. Kunkle North side of Avenida Montezuma, east and south of the Bear Creek Channel and west of the Yucatan Peninsula residential neighborhood. Recommend approval of a second one year time extensior for a previously approved subdivision of 9.15 acres into 1 c custom single family and other common or private stree lots Resolution 2000- B. Item .................. SITE DEVELOPMENT PERMIT 99-648, AMENDMENT #1 Applicant.......... Century -Crowell Communities Location........... On the west side of Dune Palms Road south of Deser Stream Drive Request............ Approval of a new two story prototype residence for use it Tract 27529 (Aliso Del Rey). Action............,. Resolution 2000- C. Item .................. TENTATIVE TRACT MAP 29568 AND SITE DEVELOPMEN' PERMIT 2000-670 Applicant.......... Century -Crowell Communities Location........... South of 501h Avenue, west of Washington Street, at thl southern terminus of Avenida Los Verdes, within Duna Li Quinta Request............ Recommend approval to subdivide 8.58 acres into two mull -family lots and four lettered lots, and approval to construc three prototype residential plans ranging in size from 1,80: to 2,400 square feet within specific Plan 83-001. Action .............. Resolution 2000- and Resolution 2000- D. Item ................. ENVIRONMENTAL ASSESSMENT 2000-394, SPECIFII PLAN 2000-042 AND CONDITIONAL USE PERMIT 200C 048 Applicant .......... La Quinta Arts Foundation Location ........... The west side of Washington Street, between 47th Avenu and 481h Avenue. Request ............ Recommend certification of a Mitigated Negativ Declaration of Environmental Impact, approval of desig guidelines and development standards to guide futur development, and allow a visual performing arts educatio facility. Action ............... Resolution 2000-_, Resolution 2000-_, Resolutio 20000- PC/AGENDA VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of May 16, 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 May 9, 2000 CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Chairman Kirk who asked Commissioner Abels to lead the flag salute. B. Present: Commissioners Jacques Abels, Robert Tyler, Steve Robbins, and Chairman Kirk. It was moved and seconded by Commissioners Robbins/Abels to excuse Commissioner Butler. Unanimously approved. C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of April 25, 2000. Commissioner Abels asked that Page 16 be amended to note that he did not say anything regarding a signal on Washington Street. There being no further changes, it was moved and seconded by Commissioners Robbins/Abets to approve the minutes as amended. Unanimously approved. B. Department Report: None. V. PUBLIC HEARINGS: A. Specific Plan 97-029, Amendment #2 and Development Agreement 97- 002, Amendment #2; a request of Stamko Development Company for a recommendation of approval to amend "The Centre at La Quinta Specific Plan" modifying the sign regulations allowing car display racks, and other minor changes; and recommendation for approval of an amendment to the Development Agreement regarding definitions. CAMy Documents\WPD0CS\PC5-9-20.wpd Planning Commission Meeting May 9, 2000 1. Chairman Kirk opened the Public Hearing and asked for the staff report. Community Development Director Jerry Herman 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 Robbins asked staff to clarify their recommendation. 3. Chairman Kirk asked if staff was recommending that in regard to the applicant's request #3 it be changed from each department to each franchise. Staff clarified that the applicant was asking for up to six or more freestanding signs, 40 square feet, per for each franchise and staff is recommending one 40 square foot sign per dealer to identify all the uses. 4. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Ms. Christine Clarke, representing Stamko Development Company, asked for clarification on the recommendation: 1) the signs going around the building regarding the exposed raceway. Staff clarified that the signs on the front of the building does not have exposed raceway. The raceway for those signs is behind the facade. It is staff's understanding they cannot put the raceway behind the other building facade because there is a beam in the way. This is an attempt to allow them to have an exposed raceway; however, the raceway has to look like it is part of the facade from the exterior, so you are putting the raceway up and the letters on top of the raceway to appear to be part of the building. 2) Permanent or temporary shade structures are to match the building colors. Her concern is that the Chrysler dealership is having a tent sale and the auto manufacturer sends the tents to the dealers and it is never known what the colors will be. She then displayed samples of tents that are located at other dealers throughout the Valley. They are asking for flexibility to allow them to use what is sent by the manufacturers and they will keep them off Highway 1 1 1. Chrysler currently has tents up to shade the workers who are washing the cars. 3) Secondary signs being unlimited for used cars, service, parts, and body shop. She would like to change #3 to read dealer not franchise and to have them located on the interior streets only, for each of the uses. 4) Balloons, banners, pennants, etc.; a specific plan should allow a development to address specific issues. Therefore they are not asking for this on the east side, but CAMy Documents\WPDOCS\PC5-9-20.wpd 2 Planning Commission Meeting May 9, 2000 the auto mall only. In the Specific Plan and the Amendment they do not comply with several City ordinances. For example, the Highway 1 1 1 Design Guidelines. The City exempted them due to problems that would be caused by some of the design requirements. They did not change the Ordinance. The Specific Plan allowed the exception. Retention is another example as well as signs on Highway 1 1 1. All of these exceptions were allowed because they had a Specific plan. She then showed examples where pennants were being used tastefully at other auto dealers. They are not asking for a change in the City's Ordinance, but to handle allow the uses as a part of the Specific Plan process. If allowed, she would like a condition added that all flags, pennants, etc. be kept in a "new -like" condition. In regard to the Development Agreement the only correction is to delete the Juvonen Trust as they are no longer a part of the Agreement. 5. Chairman Kirk asked if there was any questions of the applicant. Commissioner Tyler asked if the applicant had an alternative to the colors of the tents. Ms. Clarke stated she is asking that this requirement be deleted as they have no control over the colors as they are sent from the auto manufacturers. Commissioner Tyler suggested two conditions; one for the tents supplied by the manufacturers and one for the dealer. Ms. Clarke suggested there be three; the manufacturers, those shown on the front of the property, and those on the back of the property. 6. Commissioner Abels stated he thought the manufacturers tents should be allowed and the balance of the tents should conform to staff's recommendations. 7. Commissioner Robbins stated that if they are to be permanent shade structures, they should match the building. If temporary, then whatever the manufacturers wants. 8. Chairman Kirk asked what the applicant wanted in regard to the 40-square foot signs. Ms. Clarke stated the dealers would like to have one sign per use. Chairman Kirk asked the applicant if she was agreeing with staff's recommendation. Ms. Clarke stated no; she would like each of the signs as requested. 9. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened it for Commission discussion. C:\My Documents\WPD0CS\PC5-9-20.wpd 3 Planning Commission Meeting May 9, 2000 10. Commissioner Robbins stated he agreed with staff s recommendation, with the exception of the tents. He asked if there were any limits on the length of time for a temporary facility, such as a tent. Staff stated they are allowed 40 days a year under a Special Advertising Permit. Page 54 of the Specific Plan states, "...special events shall be limited to no more than 40 total days per year for the Auto Mall, with no single event lasting more than ten days. Concurrent or jointly sponsored events held on the same day shall count as a single day regardless of how many dealers participate. These special events may...." Staff would recommend leaving the word "permanent" shade structure as it exists and take the "temporary" shade use and put it under the temporary use permit process. Commissioner Robbins asked if the Specific Plan would govern over the City ordinances. City Attorney Dawn Honeywell stated the Specific Plan would govern in this case. Community Development Director Jerry Herman clarified that there is another existing auto dealer and other retail uses that do not have the advantage if the banners and flags are allowed at the Auto Mall. The only way they could have the flags and banners is to amend the Ordinance to allow them the same use or they process a specific Plan. WalMart has a specific plan and could apply for an amendment to allow the banners and flags. Commissioner Robbins stated the Planning Commission does not have to approve the amendment. Staff stated that is true, but now one specific plan is being allowed and a second is being denied. 11. Commissioner Tyler stated he had met with the applicant on May 3d to discuss the project. He is however, concerned that you are unable to see the cars from the Highway and signs are needed. In regard to the shade structures, perhaps they should limit the number per dealership. 12. Chairman Kirk stated he too met with the applicant to discuss the project. He has strong feelings in regard to signs, but agrees that more signs are needed in this case. On staff's recommendation in regard to the ground mounted sign, there is a significant different between staff's recommendation and the applicant's request. Does the Commission want one sign per use or per dealer. 13. Commissioner Robbins stated he too met with the applicant. If the signs are put on the back side of the buildings, he has no problem with the applicant's request. His concern is the view from Highway 111. CAMy Documents\WPD0CS\PC5-9-20.wpd 4 Planning Commission Meeting May 9, 2000 14. Commissioner Abels stated he too met with the applicant. 15. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 2000-025 recommending to the City Council approval of Specific Plan 97-029, Amendment #2 as requested by the applicant and as amended: a. Section 2.50.4.1.1 Site Plan - Auto Mall (pg. 52); delete reference to temporary. Permanent tents are allowed, shall be the color of the buildings, and approved by staff. b. Section 2.50.4.1.3 - Special Events (pg. 54): temporary shade structure shall be allowed regardless of color C. Section 2.80.1.1 Signage - Auto Mall (pg 62): two 40 square feet freestanding monument signs per dealership shall be allowed south of along Highway 111 and east of Adams Street. d. A new section added: Pennants, including pennants mounted on lighting fixtures, and banners shall be allowed, kept in a "like new" condition, and can be permanent. Balloons are not allowed ROLL CALL: AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Butler. ABSTAIN: None. 16. It was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 2000-026 recommending to the City Council approval of Development Agreement 97-002, Amendment #2 as submitted. ROLL CALL: AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Butler. ABSTAIN: None. B. Environmental Assessment 99-391. General Plan Amendment 2000-066, and Tentative Tract Map 29563; a request of Century -Crowell Communities for a recommendation to certify a Mitigated Negative Declaration of Environmental Impact, recommending to the City Council approval of an amendment to reduce cul-de-sac bulb radius dimensions for private streets from 45 feet to 38 feet, and a recommendation for approval of a tract map allowing 3 single family and other common lots on 7.65 acres located on the north side of Westward Ho Drive, west of Dune Palms Road. CAMy Documents\WPD0CS\PC5-9-20.wpd 5 Planning Commission Meeting May 9, 2000 1. Chairman Kirk opened the continued Public Hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Robbins stated he has a problem with consistency where a previous tract was required to have the 45-foot cul-de- sac. Staff noted that with this request the General Plan was being amended to allow the 38-foot wide cul-de-sac. If this amendment is approved the previous applicant can then ask for an amendment to use the smaller cul-de-sac. 3. Chairman Kirk asked why this request had not been processed by the prior applicant. Staff explained that the prior applicant is aware of this application and it was a matter of timing. 4. Commissioner Abels asked if this would allow bigger lots. Staff stated yes; it would result in smaller cul-de-sacs and bigger lots. 5. Commissioner Tyler asked if the entrance into the tract would allow full turn movements. Staff noted they are full turns. 6. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Ed Knight, representing Century -Crowell Communities, stated he concurred with staff's recommendation. 7. Commissioner Tyler stated that the other half of the Aliso Del Rey tract to the north, has streets that run north and south and asked why the streets in this tract are running east and west and does not connect with the project to the north. Mr. Knight stated Aliso Del Rey I was processed in 1999, recorded, and is under construction. This tract was not conceived until the other was already under the processing and engineering that they entered into negotiations with the land owner. Therefore, it is now independent of the other, but the HOA will be a part of the other tract. Commissioner Tyler stated Del Rey I has plans to construct a two story unit. If it is approved, will it be used on this tract as well? Mr. Knight stated he is unaware of the unit plan layout at this time. He suspects the plan that has a loft will be incorporated into this project as well. CAMy Docum_-nts\WPDOCS\PC5-9-20.wpd 6 Planning Commission Meeting May 9, 2000 8. There being no questions of the applicant, Chairman Kirk asked if there was any other public comment. 9. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened it for Commission discussion. 10. Commissioner Tyler stated Century -Crowell has always stated they knew the potential of this happening. The Commission has heard open discussion that this was likely to happen. In public testimony on Aliso Del Rey I and also at subsequent hearings regarding the Eucalyptus trees, the north boundary of this tract, public comment was given regarding the concern for heavy traffic on Dune Palms Road because of the school and desire to have a second access in this area. Looking at this layout, it is probably the worst layout of a tract he has seen while serving on this Commission. It violates common sense and good planning practice and he cannot understand why the Commission is even considering it. It should have been integrated earlier into the tract to the north. This is a high visibility area across from the High School and will only add to the traffic problems. He has a problem supporting this project. 11. Chairman Kirk stated he too thinks this could have been designed better, but given what they are left with, he sees no other alternative. 12. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-027 recommending certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 99-391. ROLL CALL: AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Butler. ABSTAIN: None. 13. It was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 2000-028 recommending approval of General Plan Amendment 2000-066, subject to the Findings and Conditions of Approval as submitted. CAMy Documents\WPD0CS\PC5-9-20.Nvpd 7 Planning Commission Meeting May 9, 2000 14. Commissioner Tyler stated this would affect all the City's future streets. Commissioner Robbins stated seas of asphalts are not conducive to single family residences. In his opinion, all streets in the City should be narrowed. Wide streets do nothing but speed up traffic and are dangerous because they provide more places for kids to play and more opportunity for cars to go fast. He would support anything that narrows the streets or cul-de-sacs. 15. Chairman Kirk seconded the his thoughts and supports the General Plan Amendment, but we are addressing it as it relates to a specific development rather than as a part of the General Plan Update where it should be reviewed. ROLL CALL: AYES: Commissioners Abels, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Butler. ABSTAIN: None. 16. It was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 2000-029 recommending approval of Tentative Tract Map 29563, subject to the Findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Abels, Robbins, and Chairman Kirk. NOES: Commissioner Tyler. ABSENT: Commissioner Butler. ABSTAIN: None. VI. BUSINESS ITEMS: A. Master Design Guidelines 2000-010; a request of Sunrose Corporation for approval of the Master Design Guidelines as submitted for homes to be built throughout the Cove area. 1. Chairman Kirk asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Abels stated the guidelines were confusing. Some drawings are not defined well enough. Staff should improve the documents before they get to the Commission. CAMy Documents\WPD0CS\PC5-9-20.wpd 8 Planning Commission Meeting May 9, 2000 3. Commissioner Robbins agreed that the quality of the reproductions should be better and should have included page numbers. It is a document that was not put together well. Staff needs to see that the documents presented are better prepared. 4. Commissioner Tyler stated that every time the Guidelines are submitted they have the same discussion. A list was given to staff for their use in preparing these Guidelines. 5. Chairman Kirk stated he has spoken with staff and there is a list of minimum guidelines and asked if this met the minimum guidelines. Staff stated yes. Community Development Director Jerry Herman stated the Master Design Guidelines were added to the Zoning Code to prevent a repetition of the same unit from being built in the Cove area. The Guidelines also require that no house within 200 feet look like any other. Staff has been dealing with developers who are building in the Cove and staff is preparing to remove the Master Design Guidelines from the Zoning Code, but retain the physical review of the houses to prevent the repetition of houses. Chairman Kirk asked if staff had the discretion to require the builder to change their building plans. Community Development Director Jerry Herman stated the Design Guidelines would be kept in regard to the 200 foot limitation, but the Planning Commission review of Guidelines would be eliminated. Chairman Kirk asked staff for the history on how these guidelines came to be. Staff explained. 6. Commissioner Robbins stated he has no problem with the house plans, but with the Design Guidelines that had been submitted; they need to be more professionally done. 7. Chairman Kirk asked if there were any questions of the applicant. Mr. Mark Tuvel, Sunrose Corporation, stated he thought the product he submitted was acceptable. 8. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Minute Motion 2000-010 approving Master Design Guidelines 2000-010, as submitted. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. CAMy Documents\WPDOCS\PC5-9-20.wpd 9 Planning Commission Meeting May 9, 2000 VIII. COMMISSIONER ITEMS: A. Discussion regarding the Planning Commission summer meeting schedule. 1. Community Development Director Jerry Herman asked the Commission to consider what meetings they would want to go dark during the summer. Commissioner Robbins asked for August 8th Chairman Kirk asked that there be no decision until the Commission's meeting of July 1 1'h B. Commissioner Tyler gave a report of the Council meeting of May 2, 2000. 0 6111'.]LNI0hIaOlr� There being no further business, it was moved and seconded by Commissioners Abels/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held May 23, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:36 P.M. on May 9, 2000. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMy Documents\WPD0CS\PC5-9-20.wpd 10 PH #A STAFF REPORT PLANNING COMMISSION DATE: MAY 23, 2000 CASE NO.: TENTATIVE TRACT MAP 28409, EXTENSION #2 APPLICANTS/ PROPERTY OWNERS: MR..CHARLES B. MURPHY AND MR. LYNN R. KUNKLE ENGINEER: FITCH ENGINEERING, INC. LOCATION: NORTH SIDE OF AVENIDA MONTEZUMA, EAST AND SOUTH OF THE BEAR CREEK CHANNEL AND WEST OF THE YUCATAN PENINSULA RESIDENTIAL NEIGHBORHOOD REQUEST: RECOMMENDATION FOR APPROVAL OF A SECOND ONE YEAR TIME EXTENSION FOR A PREVIOUSLY APPROVED SUBDIVISION OF 9.15-ACRES INTO 19 CUSTOM SINGLE FAMILY AND OTHER COMMON OR PRIVATE STREET LOTS PURSUANT TO PROVISIONS OF THE SUBDIVISION ORDINANCE ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 96-335 WAS PREPARED AND CERTIFIED FOR TTM 28409 PURSUANT TO CITY COUNCIL ON MAY 6, 1997. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST THAT WOULD TRIGGER A NEW ENVIRONMENTAL ASSESSMENT FOR THIS REQUEST. GENERAL PLAN/ZONING DESIGNATIONS: MEDIUM DENSITY RESIDENTIAL (4-8 DWELLING UNITS PER ACRE); 60-RM-10,000/17 (MEDIUM DENSITY RESIDENTIAL) WITH 10,000 SQ. FT. LOT MINIMUM, 17' HEIGHT RESTRICTION (ONE STORY) AND 60-FOOT FRONTAGE REQUIREMENTS SRPC TR28409x - 41 1 BACKGROUND: The site is located on the north side of Avenida Montezuma, east and south of the Bear Creek Channel and west of the Yucatan Peninsula residential neighborhood (Attachment 1). The 9.15-acre parcel is vacant with prior grading of this site having occurred during construction of the Bear Creek Channel improvements in the mid- 1980's by the Army Corp of Engineers and the Coachella Valley Water District. On May 6, 1997, the City Council approved TTM 28409 by adoption of Resolution 97- 36, creating this subdivision of the 9.15 acre site into 19 single family lots for custom homes with private streets and common retention basin (Attachment 2). Lots are 12,000 square feet and larger. On November 18, 1997, the City Council approved changes to the lot pad elevations in order to conform with existing site topography by adoption of Resolution 97-90. On July 20, 1999, the City Council adopted Resolution 99-96 approving a one year time extension for this Tract, subject to conditions. Time Extension Request On April 10, 2000, the applicants applied for a one year time extension pursuant to Condition 2 of City Council Resolution 99-96. Public Notice - This case was advertised in the Desert Sun newspaper on May 10, 2000, and all property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance and Zoning Ordinance. No written comments have been received. All correspondence received before the meeting will be given to the Planning Commission. Agency Comments - On April 20, 2000, the applicant's request was sent to affected public agencies for their comments. All pertinent comments received have been incorporated into the Conditions of Approval. oil STATEMENT OF MANDATORY FINDINGS: Findings can be made for a recommendation of approval. They are included in the attached Resolution along with recommended Conditions of Approval pursuant to Section 13.12.160 (Extensions of Time for Tentative Maps) of the Municipal Code. Condition changes are highlighted. RECOMMENDATION: Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of a second one year time extension for Tentative Tract Map 28409, subject to Findings and Conditions of Approval as attached. Attachments: 1 . Location Map 2. TTM Exhibit - Reduced 3. Large Map Exhibit (Planning Commission Only) ted Submitted by: T usde , Associate Planner Christine di lorio, Planning Manager 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 SECOND ONE YEAR TIME EXTENSION FOR A 19-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION AND MISCELLANEOUS LETTERED LOTS ON APPROXIMATELY 9.15 ACRES CASE NO.: TENTATIVE TRACT MAP 28409 (EXTENSION #2) APPLICANTS: C. B. MURPHY AND L. R. KUNKLE WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23`d day of May, 2000, hold a duly noticed Public Hearing to consider a second one year time extension for a previously approved subdivision of 19 single family lots on a 9.15-acre site, generally on the north side of Avenida Montezuma, east of the Bear Creek Channel and west of Avenida Juarez, more particularly described as: Portion of the SW 1 /4 of Section 1, T6E, R6E, SBBM (APN: 773-030-009 and -012) WHEREAS, the City Council of the City of La Quinta, California, did on the 6"' day of May, 1997, hold a duly noticed Public Hearing for Tentative Tract Map 28409, and on a 5-0 vote, adopted Resolution 97-36 approving 19 single family lots on a 9.15-acre site, generally on the north side of Avenida Montezuma, east of the Bear Creek Channel and west of Avenida Juarez; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of March, 1997, hold a duly noticed Public Hearing for Tentative Tract Map 28409, and on a 6-0 vote, adopted Resolution 97-024 recommending to the City Council approval of the 19 single family lot subdivision; and WHEREAS, the City Council of the City of La Quinta, California, did on the 18th day of November, 1997, hold a duly noticed Public Hearing to consider changes in pad heights for the tract, and by unanimous vote adopted Resolution 97- 90, approving said changes requested by the applicant; and Resopc.'rr. 28409X - 41 Planning Commission Resolution 2000-_ TTM 28409, Extension #2 May 23, 2000 WHEREAS, the City Council of the City of La Quinta, California, did on the 201h day of July, 1999, hold a duly noticed Public Hearing for a one year time extension for Tentative Tract Map 28409, and on a 5-0 vote, adopted Resolution 99- 96, subject to conditions; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22"d day of June, 1999, hold a duly noticed Public Hearing for a one year time extension for Tentative Tract Map 28409, and on a 5-0 vote, adopted Resolution 99-049, subject to conditions; and WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The City Council certified Environmental Assessment 96-335 for this project on May 6, 1997, by adoption of Resolution 97-35 stating the project will not have a significant impact on the environment based on Conditions. This time extension request does not require a new 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 make the following Mandatory Findings to justify a recommendation for approval of said Tentative Tract Map 28409 (Extension #2): A. The proposed map is consistent with the City of La Quinta General Plan, Zoning Code, and Subdivision Ordinance in that the property is designated Medium Density Residential (4-8 dwelling units per acre) per the General Plan. The project density proposed is two dwellings per acre which is under the maximum level for the Medium Density Residential District allowing a density of eight units per acre. Tentative Tract Map 28409 is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element provided conditions are met. Parkland fees shall be paid to the City to develop parks within the City pursuant to the provisions contained in the General Plan (Chapter 5) and Subdivision Ordinance. Resopc.Tr. 28409X - 41 Planning Commission Resolution 2000-_ TTM 28409, Extension #2 May 23, 2000 The site is zoned 60-RM-10,000/17 subject to a one story height limit (17' maximum) and 10,000 lot sizes. The proposed lots are larger than 12,000 square feet and designed for custom single family houses in compliance with City requirements. B. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans in that all streets and improvements in the project, as conditioned, will conform to City standards as outlined in the General Plan and Subdivision Ordinance. All on -site streets are private and designed per the standards of the Circulation Element (Chapter 3.0) of the General Plan. Access to the Tract will be from Street Lot "A" on Avenida Montezuma. The density and design standards for the Tract will comply with the Land Use Element (Chapter 2.0) of the General Plan. C. The design of the subdivision, or the proposed improvements, are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat in that this previously graded site is vacant and suitable for development based on the environmental studies prepared for the project that are on file. Furthermore, mitigation measures and Conditions are recommended. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems in that the design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. E. The design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The proposed streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. Resopc.'rr. 28409X - 41 Planning Commission Resolution 2000-_ TTM 28409, Extension #2 May 23, 2000 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval to the City Council of Tentative Tract Map 28409 (Extension #2) for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 23`d day of May, 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 Resopc.Tr. 28409X - 41 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 28409, EXTENSION #2 MURPHY/KUNKLE MAY 23, 2000 GENERAL 1. Upon their approval by the City Council, a memorandum noting that City Conditions of Approval for a development application exist and are available for review at City Hall, shall be recorded against the property with the Riverside County Recorder's Office. 2. Tentative Tract Map 28409 (Extension #2) shall comply with the requirements and standards of § §66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map expires on May 6, 2001, unless extended pursuant to the provisions of the Subdivision Ordinance. 3. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For subdivisions requiring project -specific NPDES CondPC T28409CC-41 1 Planning Commission Resolution 2000- Tentative Tract Map 28409, Extension ff2 May 23, 2000 construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 4. Provisions shaft be made to comply with the terms and requirements of the City's adopted fnfrastructure Fee program in effect at the time of issuance of building permits. (See Condition #68) PROPERTY RIGHTS 5. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of a final map, The conferral shall include irrevocable offers to dedicate or grant easements to the City for access to and maintenance, construction, and reconstruction of all essential improvements which are located on privately -held lots or parcels. 6. 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. 7. The applicant shall dedicate 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. Dedications required of this development include: A. Lot A - Private Entry Street - 40-foot to 46-foot width. B. Lot B - Private Street - 37-foot width. C. CVWD maintenance road along Bear Creek Channel - Adequate right of way to accommodate existing roadway as approved by the City Engineer. CondPC T284o9CC-41 2 Planning Commission Resolution 2000- _ Tentative Tract Map 28409, Extension #2 May 23, 2000 8. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall create perimeter setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Avenida Montezuma - 10 feet The minimum width may be used as an average if a meandering wall design is approved. For developments with public interior streets, perimeter setback lots shall be dedicated to the City. For developments with private interior streets, perimeter setback lots shall remain in private ownership. Where public sidewalks are required on privately -owned setback lots, the applicant shall dedicate blanket sidewalk easements over the setback lots. 10. The applicant shall vacate abutter's rights of access to Avenida Montezuma from lots abutting the street. Access to this street shall be restricted to access points listed hereinafter or as approved by the City. 11. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, bike paths, and common areas. 12. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 13. As part of the filing package for final map approval, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they may be CondPC T2W9CC-41 3 Planning Commission Resolution 2000 _ Tentative Tract Map 28409, Extension #2 May 23, 2000 fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. IMPROVEMENT PLANS 14. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 15. 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. 16. When final plans are approved by the City, and prior to approval of the final map, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. CondPC T28409CC-41 4 Planning Commission Resolution 2000- _ Tentative Tract Map 28409, Extension #2 May 23, 2000 IMPROVEMENT AGREEMENT 17. 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 agendization 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 Title 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. 18. If improvements are secured, the applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, tract improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 19. If the applicant desires to phase improvements and obligations required by the conditions of approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 20. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements and development -wide improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. CondPC T28409CC-41 5 Planning Commission Resolution 2000- -- Tentative Tract Map 28409, Extension #2 May 23, 2000 GRADING 21. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 22. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 23. The applicant shall comply with the City's flood protection ordinance. 24. The applicant shall furnish a thorough preliminary geological and soils engineering report (the "soils report") with the grading plan. 25. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 26. The applicant shall match building pad elevations of existing residential lots along the east boundary of the subdivision unless otherwise approved by the City Engineer. Building pad elevations on contiguous lots within this subdivision shall not differ by more than three feet except for lots not sharing common street frontage where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve CondPC T28409CC-41 6 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 community acceptance with the proposed development. The revised Grading Plan, dated October 13, 1997, is consistent with the requirements of the City's Subdivision Ordinance. 27. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE 28. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 29. Stormwater shall normally be retained in common retention basins. Easements for drainage to the retention basin shall be provided as required by the City Engineer. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2 %2 acres in size or larger or where the use of common retention is determined by the City Engineer to be impracticable. If individual -lot retention is approved, the applicant shall meet all individual -lot retention provisions of Chapter 13.24, LQMC. 30. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site -specific data indicating otherwise. 31. A truckling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. CondPC T28409CC-41 7 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 32. Retention basin slopes shall not exceed 3: 1 . If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 33. In developments for which security will be provided by public safety entities, i.e.: the La Quinta Building and Safety Department or the Riverside County Sheriff's Department, all areas of common retention basins shall be visible from the adjacent street(s) as deemed necessary. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 37. If any storm water or nuisance water from this development is proposed to drain to off -site locations, the applicant may be required to design and install first -flush storage, oil/water separation devices, or other screening or pretreatment method(s) to minimize conveyance of contaminants to off -site locations. Drainage to off -site locations and methods of treatment or screening shall meet the approval of the City Engineer. If the applicant utilizes direct drainage of stormwater to the Bear Creek Channel, the Homeowners' Association for this development shall be responsible for any sampling and testing of effluent which may required under the City's NPDES Permit and for any other obligations and/or expenses which may arise from the direct discharge of the development's stormwater to the channel. The Tract CC & R's shall reflect the existence of this potential obligation. CondPC T28409CC-41 8 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension ##2 May 23, 2000 UTILITIES 38. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 39. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 40. The City is contemplating adoption of a major thoroughfare improvement program. if the program is in effect 60 days prior to recordation of any final map or issuance of a certificate of compliance for any waived final map, the development or portions thereof may be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall be responsible for aH street and traffic improvements required hereon. 41. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: PRIVATE STREETS AND CUL DE SACS 1) Lot A (Entry Drive) - 40- to 46-feet (curb face to curb face) with 2-foot median. The applicant shall modify the vertical and horizontal alignment of the existing Avenida Montezuma bike path at the entry drive as required by the City Engineer. 2) Lot B - 36 feet wide. CondPC T28409CC-41 9 Planning Commission Resolution 2000- _ Tentative Tract Map 28409, Extension #2 May 23, 2000 3) Cul de sac curb radius - 45' unless modified to 38' by approval of General Plan Amendment 2000-066. Features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 42. Vehicular access shall be restricted to the entry drive, the centerline of which is located approximately 300 feet westerly of the southeast corner of the subdivision, and to any approved emergency access. 43. Improvements shall include all appurtenances such as traffic signs, channelization markings and devices, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 44. The City Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 45. Improvement plans for all on- and off -site streets and access gates shall be prepared by registered professional engineer(s) authorized to practice in the State of California. Improvements shall be designed and constructed in accordance with the LQMC, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. 46. Street right of way geometry for cuts de sac, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 47. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical curbs and gutters or shall have other CondPC T28409CC-41 10 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 approved methods to convey nuisance water without ponding in yard or drive areas and to facilitate street sweeping. 48. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5"/6.50" The applicant shall submit current (no more than two years old) mix designs for base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. For mix designs over six months old, the submittal shall include recent (no more than six months old) aggregate gradation test results to confirm that the mix design gradations can be reproduced in production of the base or paving material. Construction operations shall not be scheduled until mix designs are approved. 49. Prior to occupancy of homes or other permanent buildings within the development, the applicant shall install all street and sidewalk improvements, traffic control devices and street name signs along access routes to those buildings. If on -site streets are initially constructed with only a portion of the full thickness of pavement, the applicant shall complete the pavement when directed by the City but in any case prior to final inspections of any of the final ten percent of homes within the tract. LANDSCAPING 50. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be constructed prior to final inspection and occupancy of any homes within the tract unless a phasing plan or construction schedule is approved by the City Engineer. CondPC T28409CC-41 11 Planning Commission Resolution 2000- Tentative Tract Map 28409, Extension T2 May 23, 2000 51. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Avenida Montezuma. 52. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect and comply with Chapter 8.13 LQMC. The perimeter wall and landscaping improvements shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 53. Slopes in landscape areas shall not exceed 5:1 within public rights of way and 3:1 outside the right of way. 54. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18-inches of curbs along public streets. 55. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 56. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 57. Palm trees installed along Avenida Montezuma shall have a minimum brown trunk height of 8-feet, and no less than 80 percent of the trees along Avenida Montezuma shall be 24"- or 36"-box specimen trees (e.g., minimum 1.75" to 3" diameter trunk width per tree type) with remaining trees 15 gallon in size with 1 " trunks. Ground mounted lighting shall be used periodically to accent the parkway trees. Shrub spacing shall be 3'-0" on center unless plant types are clustered to form distinctive design themes. CondPC T28409CC-41 12 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 The developer shall work with the Public Works Department to insure that the planned landscaping improvements along Avenida Montezuma are consistent with the City's plans under the Urban Forestry project. 58. The screen wall along Avenida Montezuma shall be decorative and include pilasters at 50-foot intervals (Chapter 9.60 of LQMC). Wall openings are encouraged. The wall shall vary in height either by grade elevation changes at 100-foot intervals or fluctuations in height, but not exceed six feet in overall height. If additional height is determined by an applicant prepared acoustic study, it shall be provided by berming beneath the wall. The perimeter Tract wall, excluding Avenida Montezuma, shall be constructed using tan slumpstone masonry blocks or other decorative material(s) which is compatible with the project entry wall design. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. 61. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 62. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. CondPC T28409CC-41 13 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 MAINTENANCE 63. The applicant shall make provisions for continuous maintenance of drainage, common and perimeter landscaping and on -site street improvements by a Homeowners Association (HOA). The applicant shall maintain off -site public improvements until final acceptance of improvements by the HOA. 64. The applicant shall provide an executive summary maintenance booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. FEES AND DEPOSITS 65. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 66. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. 67. Parkland fees shall be paid prior to final map approval as required by the Subdivision Ordinance (Chapter 13.48). 68. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of the final map approval. FIRE DEPARTMENT 69. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 2'/2 " X 2'/2 ") will be located at each street intersection spaced not more than 330-feet CondPC T28409CC-41 14 Planning; Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 apart in any direction with any portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be 1,000 g.p.m. for a two-hour duration at 20 psi. 70. Prior to recordation of the final map, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be approved and signed by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 71. 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. 72. 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, Public Works and Community Development Departments for review/approval prior to installation. MISCELLANEOUS 73. All houses constructed shall comply with the Uniform Building Code in effect when the plans are submitted for plan check to the Building and Safety Department. 74. The Tract layout shall comply with all Zoning Code requirements. 75. Prior to final map approval, Covenants, Conditions and Restrictions (CC and R's) shall be submitted to the City Attorney for review and comment. The CC and R's shall be recorded with the Riverside County Recorder's Office and a recorded copy shall be submitted to the Community Development Department. CondPC T28409CC-41 15 Planning Commission Resolution 2000-_ Tentative Tract Map 28409, Extension #2 May 23, 2000 76. All mitigation measures of Environmental Assessment 96-335 shall be met. 77. Permanent signing for the Tract shall be approved by the Community Development Department prior to issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160 of the Zoning Ordinance. 78. All single family houses shall be single -story and not exceed 17-feet in overall height. 79. All lots, which do not front onto a cul-de-sac, shall have a minimum lot frontage width of 60-feet as required by the 60-RM-10,000/17 Zoning District standards. 80. Twelve -foot wide landscape lots shall be created along each side of Street Lot "A" on Lots 15 and 16. The length of the landscaping lots shall be 60-feet as measured from the right-of-way line of Avenida Montezuma. 81. Developer and/or property owner agree 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 time extension request. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. CondPC T28409CC-41 16 ATTACHMENTS t Attachment 1 _ 5. THIS MAP IS NOT IN A SPECIFIC PLAN. 6. TOPOGRAPHIC SOURCE: C&C AERIAL MAPPING CO. NtGN`� w`--�_. 117 SITE --M—O�I'd"''T`Ezum A o N � w 0 a v � g I -At t z N 0 W 0 W a DURANGO 4 4 a Q o Q 0 Q < 0 < o N tiJ Case: TTM 40 VI INITY MAP N.T.S. z �o z 3 ® INEEEE INS. IT'CH NG ENGINEERS — SURVEYORS -- , LA"NERS p.0. BOX 455, PALM DESERT, CA 92261 PHONE. (6 7 9) J45— 7667 s;; lga4 - ® s gal z � B � � s low i LU a.. s 4. /r • ATTACENVIENT 2 w STAFF REPORT PLANNING COMMISSION DATE: MAY 23, 2000 CASE NUMBER: SITE DEVELOPMENT PERMIT 99-648, AMENDMENT #1 APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES LOCATION: ON THE WEST SIDE OF DUNE PALMS ROAD, APPROXIMATELY 100-FEET SOUTH OF DESERT STREAM DRIVE REQUEST: RECOMMENDATION TO APPROVE A NEW TWO STORY PROTOTYPE RESIDENCE FOR USE IN TRACT 27519 (ALISO DEL REY) ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES GENERAL PLAN AND ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS/ACRE)/RL (LOW DENSITY RESIDENTIAL DISTRICT) BACKGROUND: On January 5, 1999, the City Council adopted Resolutions 99-7 approving the subdivision of 17.6 acres into 70 single family and other common lots under Tentative Tract Map 27519 (Attachment 1). The subdivision map has been recorded and site construction is ongoing. On April 27, 1999, the Planning Commission adopted Resolution 99-031 for Site Development Permit 99-648 approving three single story prototype housing units (Plans 2, 3 and 5) for this development ranging in size from 1,500 square feet to 2,008 square feet. SRPCSSJP648x - 41 Page 1 of 3 Project Proposal The applicant proposes to add a two story prototype house for this project. Plan 5L has a base square footage of 2,136 square feet (four bedrooms) with a three car garage, excluding bonus options (Attachment 2). Overall, height of this unit is approximately 20 feet. The applicant states this unit was constructed in the La Quinta Vista neighborhood in the early 1990's. A Mediterranean architectural style is proposed, utilizing exterior plaster walls and concrete S-tile roofing. Desert color tones (e.g., various shades of brown and grey) are proposed for the exterior building surfaces. The material sample board will be available at the meeting. Two facade alternatives are offered. Proposed building sides and rears are similar in design. The typical front yard landscaping plan was approved for this project last year consisting of shade trees and numerous shrubs highlighted by mounded lawn and/or groundcover areas. Shrub types vary based on location around the houses and exposure to the sun. Public Notice - This case was advertised in the Desert Sun newspaper on May 11, 2000, and all property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Zoning Ordinance. Any written correspondence received will be handed out to the Planning Commission at the meeting. Architecture and Landscape Review Committee Action On May 3, 2000, the Architecture and Landscape Review Committee met to evaluate the architectural plans for Tract 27519. The Committee, on a 3-0 vote adopted Minute Motion 2000-010, recommending to the Planning Commission approval of the preliminary plans of the applicant, subject to conditions. A copy of the draft Minutes from the meeting is attached (Attachment 3). The recommended conditions of the Architecture and Landscape Review Committee have been incorporated into the attached Conditions of Approval. MANDATORY FINDINGS As required by Sections 9.210.010 (Site Development Permit) and 9.60.330 (Residential Tract Development Review) of the Zoning Code, the Planning Commission is required to review and comment on the following architectural and landscaping findings: The architectural and other design elements of the new residential units will be compatible and not detrimental to surrounding developments. A minimum of two different front elevations, with structural changes (roof type, height, etc.) is required. Page 2 of 3 Response: The applicant proposes two facade alternatives (Elevations A and B) for this new house plan. The house plan is compatible with the previously approved houses because similar facade features are utilized such as covered front porches, hip and gable roof combinations, horizontal stucco banding, fan top windows, and layered wood trim. It should be mentioned that Elevation B has the most horizontal stucco banding (quoins) than any other approved unit for this development. This new plan, with each facade, provides architectural variety for the development. Condition #3 recommends a three car garage for this house in that the house has four bedrooms, excluding bonus options. Condition #4 recommends that no two story houses be constructed adjacent to existing single story houses surrounding the 70 lot subdivision pursuant to Section 9.60.310 of the Zoning Code. 2. Project landscaping shall provide visual relief and complement buildings and parkway areas. Response: The approved plans for this Tract require a varied plant palette for the prototype houses. An adequate number of trees and plants are provided to accent the lawn and groundcover areas. RECOMMENDATION: Adopt Planning Commission Resolution 2000-_, approving a two story house plan (Plan 5L) for Tract 27519, subject to the attached findings and conditions. Attachments: 1. Tract Map Exhibit 2. Plan 5L Location Map 3. Draft ALRC Minutes of May 3, 2000 (Excerpt) 4. Large Architectural Plans (Commission only) Prpp.,are �: Submitted by: L' dreg ell, Assoclao Planner Christine di lorio, Panning Manager Page 3 of 3 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A NEW TWO STORY PROTOTYPE HOUSING UNIT IN TRACT 27519 UNDER SITE DEVELOPMENT PERMIT 99-648 (AMENDMENT #1), SUBJECT TO CONDITIONS CASE NO.: SITE DEVELOPMENT PERMIT 99-648, AMENDMENT #1 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23" day of May, 2000, hold a public hearing to consider the request of Century -Crowell Communities to approve architectural plans for a new two story prototype residential unit to be constructed on the west side of Dune Palms Road approximately 100-feet south of Desert Stream Drive in Tract 27519, more particularly described as: Assessor's Parcel No.: 604-061-009; Portion of SW 1 /4 of Section 20, T5S, R7E, S.B.B.M. WHEREAS, the Architecture and Landscape Review Committee for the City of La Quinta, California, did on the 3'd day of May, 2000, recommend approval of the prototype unit for Tract 27519, by adoption of Minute Motion 2000-010, subject to conditions; WHEREAS, the City Council of the City of La Quinta, California, did on the 5tn day of January, 1999, approve Tentative Tract Map 27519 under Resolution 99-7, permitting the subdivision of 17.6 acres into 70 single family and common Dots, subject to the prototype residential plans being approved by the Planning Commission; WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3(A) of the Guidelines For Implementation; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said amended Site Development Permit, pursuant to Sections 9.60.330 and 9.210.010 of the Zoning Code: 1. The proposed unit has a base square footage of 2,136 square feet which is larger than 1,400 square feet required by the RL District. The project is consistent with the Zoning Code in that the prototype house plan will meet all of the development standards of the RL District, including building height, setbacks, and garage requirements, as conditioned. No two story units shall be constructed adjacent to existing single story houses unless the requirements of Section 9.60.310 of the Zoning Code are met. A:\RESOPCSDP648X.wpd - 41 Planning Commission Resolution 2000- Site Development Permit 99-648, Amendment #1 May 23, 2000 2. Building elevations will have varied architectural design elements as required by Section 9.60.330 of the Zoning Code. The proposed detached single family residential unit has concrete roofing, a stucco exterior, and other architectural features similar to houses being built in the immediate area. Condition #3 recommends a three car garage be provided for this four bedroom home. 3. Specimen trees are proposed for the houses exceeding the minimum landscape requirements of the RL District. Plant material is varied to create an aesthetically pleasing streetscape. The landscaping plans for this project have been approved by the Planning Commission and are on file with the Community Development Department. The existing conditions for this project ensure compliance with Code requirements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby approve Site Development Permit 99-648 (Amendment #1) for the reasons set forth in this Resolution, subject to the attached Conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 23`d day of May, 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 A:\RESOPCSDP648X.wpd - 41 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-648, AMENDMENT #1 MAY 23, 2000 GENERAL CONDITIONS 1 . Prior to building permit issuance, all applicable conditions of Tract 27519 and Site Development Permit 99-648 shall be met. 2. The building elevations shall be revised to include decorative chimney caps. 3. Plan 5L (four bedrooms) shall be built with a three car garage measuring a minimum inside clear dimension of 20 feet long by 30 feet wide as required by Chapter 9.150 of the Zoning Code. 4. Two story houses shall not be constructed adjacent to existing one story houses outside the Tract boundary, unless the provisions of Section 9.60.310 of the Zoning Code are met. 5. The precise plan plot shall be submitted to the Building and Safety Department for plan check review and approval. The plans shall be submitted to the Community Development Department for approval, prior to issuance of any building permits issued for units authorized by this approval. 6. Developer and/or property owner agree to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. Page I of 1 ATTACHMENTS Attachment 1 INrERS • COUNTRY CLUB DR. 10 HOVLEY LN. E. 0 42ND AVE. z i � P ROJECT 3 mED O WARING DR. SITE � W MILES AVE. AUS DEL REY 23- --0— cn WEST MD HO v Cr. PALM DESERT � DRNE W a QQ z 0 SDP 99-648 1 HWY111 VICINITY MAP N.T.S. ti Attachment 3 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 3, 2000 I. CALL TO ORDER 10:00 a.m. A. This meet g of the Architectural and Landscaping Committee was called to orde 0 t 10:06 a.m. by Principal Planner Stan Sawa who led the flag salut B. Cd mittee Members present: Bill itt, Den Cunningham and Frank nolds C. taff present: Comm Development Di for Jerry Herman, Principal Planner Stan Saw Associate Planner reg Trousdell, and Executive Secretary Bett sawyer. II. PLIC COM , None.; r% III. C F ON OF THE AGENDA:,nfirmed. IV. CONSENT CALENDAR: A. Principal Planner Stan SL asked if there " any changes to the Minutes of April 5, 200ere being nges, it was moved and seconded by Committeebers am/Bobbitt to approve the Minutes as submitted. U proved. V. BUSINESS ITEMS: Pr A. Site Development Permit 99-648 Amendment #1; a request of Century - Crowell Communities for approval of architectural and landscaping plans for a new prototype residential unit located approximately 100 feet south of Desert Stream Drive on the west side of Dune Palms Road in Tract 27519. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPDOCS\ALRC5-3-20.wpd 1 Architectural & Landscape Review Committee Minutes May 3, 2000 2. Committee Member Cunningham stated that since it is internal to the project and does not affect any other project, he has no objections. 3. Associate Planner Greg Trousdell stated the proposed two story unit will give a break to the single story roof lines. It had been used in the City before and this developer is bringing it back. 4. Committee Member Bobbitt asked why the two story unit was proposed. Committee Member Cunningham stated it was because there is a market for it. 5. Ms. Marty Butler, representing Century -Crowell Communities stated they needed to increase the square footage of the houses to meet market demand. 6. Committee Member Bobbitt stated he had no issues. 7. Committee Member Cunningham stated it was attractive and brings diversity and asked how many two story units there would be. Ms. Butler stated that in Phase 2 there would be six and in Phase 3 seven, for a total of 13. Staff stated some of the two story units backs up to the proposed City park. Discussion followed regarding plotting of two story units. 8. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Reynolds to adopt Minute Motion 2000-010 recommending approval of Site Development Permit 99-648, Amendment #1, subject to conditions as submitted. Unanimously approved. B. Specific Plan 2000-042, Conditional Use Permit 2000-048, and Environmental Assess 000-3 4; a request of the La Quinta Arts Foundation for appr of Washington S eter landscaping plans for an art an ducation facility. 1. CommurJFy De I pme j1OMirector Jerry informatibn co in the landscaping p species. taini the staff report, prrDevelopment Dep n does not identify the rFinan p resented the ;opy of which is on file ent. Staff noted the ion of the plantings by C:\My Documents\WPDOCS\ALRC5-3-20.wpd 2 PH #C PLANNING COMMISSION STAFF REPORT DATE: MAY 23, 2000 CASE NO.: TENTATIVE TRACT MAP 29568 SITE DEVELOPMENT PERMIT 2000-670 APPLICANT: CENTURY-CROWELL COMMUNITIES MARTY BUTLER, PROJECT MANAGER PROPERTY OWNERS: DUNA FAIRWAYS, LLC. LOCATION: SOUTH OF 50T" AVENUE, WEST OF WASHINGTON STREET, AT SOUTHERN TERMINUS OF AVENIDA LOS VERDES, IN DUNA LA QUINTA. REQUESTS: Tentative Tract: SUBDIVIDE 8.58 ACRES INTO TWO MULTI -FAMILY LOTS AND FOUR LETTERED LOTS. Site Development Permit: ENVIRONMENTAL CONSIDERATIONS: GENERAL PLAN DESIGNATION: ZONING DESIGNATION: APPROVAL TO CONSTRUCT THREE PROTOTYPE RESIDENTIAL PLANS RANGING IN SIZE FROM 1,803 TO 2,400 SQUARE FEET WITHIN SPECIFIC PLAN 83- 001. THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH EIR (STATE CLEARINGHOUSE # 83-061305, SPECIFIC PLAN 83-001) CERTIFIED ON MAY 15, 1984. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT EIR PURSUANT TO PRC SECTION 21166. MEDIUM DENSITY RESIDENTIAL (MDR) MEDIUM DENSITY RESIDENTIAL (RM) P:\I.I;SLII;\PciptTM29568S1)P2000-67OCentury5-23-OO.wpd SURROUNDING ZONING AND LAND USES: PROJECT SITE: NORTH RM (MEDIUM RESIDENTIAL); VACANT G (GOLF COURSE): GOLF COURSE SOUTH: FP (FLOODPLAIN): OLEANDER RESERVOIR WEST: G (GOLF COURSE): GOLF COURSE, AND RM (MEDIUM RESIDENTIAL): CONDOS EAST WASHINGTON STREET; CO(COMMERCIAL OFFICE): VACANT; FP(FLOODPLAIN): VACANT; RM (MEDIUM RESIDENTIAL): SINGLE FAMILY HOMES; G (GOLF): GOLF COURSE BACKGROUND: The project location is within Planning Areas III of the Duna La Quinta community, which is bounded on the east by Washington Street, on the north by 50th Avenue, south of the La Quinta Evacuation channel, and north of Oleander Reservoir (Attachment 1). Duna La Quinta is a part of Specific Plan 83-001 (Attachment 2). To date, Duna La Quinta is developed with a golf course and 103 condominium units built in 1984/85, and 40 new units under construction along Calle Norte. A total number of 184 residential units are permitted in Duna La Quinta. The applicant's requests will result in the complete buildout of Duna La Quinta. Project Requests Tentative Tract Map 29568 The applicant has submitted for approval Tentative Tract Map 29568 (Attachment 3) to create twc multi -family lots on which to construct a total of 40 condominium units and four lettered lots for the pool, overflow parking, the private street, and an emergency access road. The proposed subdivision consists of the following: Lot 1 2.59 acres - 18 units Lot 2 3.74 acres - 21 units Lot A 20' wide access road Lot B private street Lot C 0.21 acres - pool lot Lot D 0.20 acres - overflow parking P:AI,i;SI.IE\pctpt' M29568SDY2000-67OCentury5-23-OO.wpd The subdivision will have a private street with cul de sac bulbs at each end. The existing Oleander Reservoir has a 3:1 slope adjacent to the proposed street. The street has been designed (Attachment 4) with a 5 ft. combination block and wrought iron garden wall for safety purposes, while allowing for view to the south. The wall will be constructed on a level earthen bench that serves as the perimeter of the basin. Below this wall will be a 9 ft. Geo-grid retaining wall system with pocket planters so that, in time, the plantings will spread to cover the entire wall, softening it and giving it a more pleasing visual transition between the residential area and the reservoir. The Geo-grid wall system consists of the same design and construction (Attachment 5) as the Geo-grid wall constructed for the Siena del Rey project at the northwest corner of Dune Palm Road and Adams Street. Along the west boundary, another 9 ft. Geo-grid retaining wall is proposed to support the finished pad elevation difference, of approximately 10 feet, between the existing apartment buildings and the proposed units. The Geo-grid wall will be placed 5 ft. back from the existing 6 ft. block wall on the west property line to provide access for maintenance, and angle back within an additional 5 ft. setback up to the proposed street level . This wall will also be landscaped in the same manner as the one along the street. At street level, a 5 ft. high solid block garden wall with a red brick trim cap will be constructed to provide privacy between this project and the existing apartment project. The proposed 20-ft. wide emergency access roadway (Lot A) will serve as secondary access to comply with Fire Code requirements, as well as the driveway for Unit 40. It will have a crash gate at Washington Street. Site Development Permit 2000-670 Site Development Permit 2000-670 requests to construct three prototype single family detached condominium unit (Attachment 6) that were also approved for construction on the north side of Calle Norte, within Duna Fairways (SDP 99-642), with only small modifications to side windows, architectural trims, and attic vent shapes. A total of forty single family units are proposed. Each of the three prototype floor plans has two facade alternatives, varying from 1,803 (two bedrooms) square feet to 2,400 (three bedrooms) square feet of liveable space, with garages ranging in size from 494 to 564 sq. ft.. Houses are situated on the north side of the proposed private street backing onto the golf course down in the channel. All plans are one-story (17" to 18" high), excluding the chimney projections. The plans feature two car garages with golf cart storage areas. The units feature a California/Mediterranean architectural style, utilizing exterior plaster walls and concrete S-tile roofing. Roof styles are front facing gable and hip. Desert color tones (e.g., various shades of brown and grey) are proposed for the exterior building surfaces. The material sample board will be available at the meeting. Side and rear elevations will vary with each plan. P:\I.I? SLIF,\perptTM29568SI )P2000-670Centurv5-23-OO.wpd J Streetscape variety will be achieved by reversing the units plans, staggering the front setbacks, and integrating the front elevation alternatives and architectural options. Landscaping plans for the proposed pool lot and typical front yards are attached (Attachment 7). Front yards are to include a minimum of two shade trees, palm trees and numerous shrubs highlighted by lawn. A varied plant palette is proposed that matches the palette for front yards along Calle Norte, and features such trees as carob, palms, olive, plum, fern pine, and grapefruit. Public Notice: These cases were advertised in the Desert Sun newspaper, on May 11, 2000, as well as mailed to all property owners within 500 feet of the site. No comments have been received by staff. Any comments received prior to the meeting will be handed out at the meeting. Public Agency Review: The applicant's request was sent to responsible agencies on February 2, 2000, and any appVicable comments received have been incorporated into the Conditions of Approval. ALRC Action The City's Architecture and Landscaping Committee previously reviewed the proposed unit prototypes in conjunction with SDP 99-642, on March 4, 1999, and adopted Minute Motion 99-007 recommending to the Planning Commission approval of Site Development Permit 99-642, subject to conditions. The Planning Commission approved the units on May 25, 1999, by Planning Commission Resolution 99-046. STATEMENT OF MANDATORY FINDINGS: Tentative Tract Map 29568 The Tentative Tract Map findings, per Section 13.12.130 of the Subdivision Ordinance, to approve this request can be made and are contained in the attached Resolution. Site Development Permit 99-642 The Site Development Permit findings, per Section 9.60.330 of the Zoning Code, to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2000- recommending to the City Council approval of Tentative Tract Map 29568, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 2000- approving Site Development Permit 2000-670, subject to the attached Findings and Conditions of Approval. PAL SLIE crptTM29568SI)P2000-670Centurv5-23-OO."d J Attachments 1. General Location Map 2. Specific Plan 83-001 Exhibit 3. Tentative Tract Map 29568 Exhibit 4. Preliminary Grading Plan 5. Geo-grid Wall System Exhibit 6. Site Development Permit 2000-670 Exhibits 7. Landscape Plans Prepared by: slie Mouriqua , Assocote Planner Submitted by: r � Christine di lorio, Planning Manager P:\I,ESI.IF.\pctptTM29569 SI )P2000-670Centurv5-23-00. wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL TO SUBDIVIDE 8.58 GROSS ACRES IN THE MEDIUM DENSITY RESIDENTIAL ZONING DISTRICT INTO TWO SINGLE FAMILY LOTS, ONE PRIVATE STREET' LOT, AND THREE LETTERED LOTS, LOCATED SOUTH OF 50TH AVENUE, AT SOUTHERN TERMINUS OF AVENIDA LOS VERDES, IN DUNA LA QUINTA CASE NO.: TENTATIVE TRACT MAP 29568 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of May, 2000, hold a duly noticed Public Hearing at the request of Century -Crowell Communities to subdivide 8.58 gross acres in the Medium Density Residential Zoning District into two single family residential lots for condominium development, one private street lot, and three lettered lots generally located on south of 501' Avenue, at the southern terminus of Avenida Los Verdes, more particularly described as: Parcels 1 & 2 and Lots A, B & C of Parcel Map 19730 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 to approve said Tentative Tract Map 29568: Finding Number 1 - Consistency with CEQA The La Quinta Community Development Department has determined that the request has been previously assessed in conjunction with Environmental Impact Report (State Clearinghouse Number 83061304) prepared for Specific Plan 83-001, which was certified on May 15, 1984. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent Environmental Impact Report pursuant to Public Resources Code Section 21166. Finding Number 2 - Consistency with the General Plan The proposed Tentative Tract Map is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate stormwater P:\LESLIE\peresTTM29568CenturyDuna5-23-OO.wpd Planning Commission Resolution 2000- Tentative Tract 29568- Recommended Century -Crowell Communities May 23, 2000 drainage, and the appropriate cul de sac radius width of 45 feet. The project is consistent with the Medium Density Residential land use designation of 4 to 8 dwelling units per acre, and with Specific Plan 83-001 Amendment #5 for the total number of residential units permitted within Duna La Quinta. Finding Number 3 - Consistency of Design and Improvements The design and improvements of the proposed subdivision are consistent with the City's General Plan, with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, parking requirements, and timing of their construction. Finding Number 4 - Consistency of Public Easements As conditioned, the design of the subdivision and type of improvements, acquired for access through, or use of, property within the proposed subdivision will not conflict with such easements. Finding Number 5 - Public Health and Safety The design of the subdivision and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 99-382 and Subsequent Environmental Assessment 99-382, in which no significant health or safety impacts were identified for the proposed project. Findina Number 6 - Suitabulity of Site The site of the proposed subdivision is physically suitable for the proposal as natural slopes do not exceed 20%, and there are no identified geological constraints on the property that would prevent development pursuant to the geotechnical study prepared for the subdivision. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with those mitigation measures required for Tentative Tract Map 29568; ff P:\LESLIE\peresTTM29568CenturyDuna5-23-00.wpd Planning Commission Resolution 2000- Tentative Tract 29568- Recommended Century -Crowell Communities May 23, 2000 3. That it does recommend approval of Tentative Tract Map 29568 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 23rd day of May, 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 P:\LESLIE\peresTTM29568CenturyDuna5-23-OO.wpd � PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED CENTURY-CROWELL COMMUNITIES TENTATIVE TRACT MAP 29586 MAY 23, 2000 � IMM, 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 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. This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 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. 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 P:\LESLIE\tr29586 COAwpd l i Printed May 19, 2000 Page 1 of 1 Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communitues Tentative Tract Map 29586 May 23, 2000 applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. Final maps under this tentative map shall be subject to the provisions of the Development Impact Fee program in effect at the time of final map approval. 6. All appropriate conditions of Specific Plan 83-001 (including Amendments 1 through 5) shall apply to this approval. 7. 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. 8. 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. 9. Right of way dedications required of this development include: A. PUBLIC STREETS 1) Washington Street - None required. B. PRIVATE STREETS 1) Residential: 37-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. C. CULS DE SAC 1) Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset); Public - 45-foot radius, Private - 45.5-foot radius. (NOTE: The private street radius may be reduced if the General Plan is amended to authorize a reduced cul-de-sac radius.) P:ILESLIEVr29586 COA wpd Printed May 19, 2000 Page 2 of 1< Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 10. 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. 11 . 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. 12. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 13. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets (where development occurs on both sides of the street)„ The easements may be reduced to five feet with the express concurrence of IID. 14. The applicant shall create a 20-foot perimeter setback along Washington Street. This depth is the average depth if meandering wall design is approved. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 15. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 16. 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. 17. 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. 18. 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 Li P:\LESLIE\tr29586 COA wpd Printed May 19, 2000 Page 3 of 1� Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 easements to those properties or notarized Betters of consent from the property owners 19. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. #A 9 a. 20. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. if the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. UT •ice_ M MINIMUM 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. 21. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 22, The Rough Grading Plan shall indicate the earthwork quantities necessary in order to construct the proposed improvements. Any imbalance in "cut" and "fill" quantities shall be noted on the plans along with location(s) of the required import or export sites. Any grading activities on adjacent properties will require the applicant to P:\LESLIE\tr29586 COA.wpd Printed May 19, 2000 Page 4 of 1 Planning Commission Resolution 2000- Corditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 secure easements or letters of permission from all affected property owners and submit such easements or permission letters to the City. 23. 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. 24. 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 25. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 26. 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. 27. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with P:\LESLIE\tr29586 COAwpd Printed May 19, 2000 Page 5 of 14 Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 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 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. 28. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 29. 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. 30. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95 % Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 31. 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. P:\LESLIE\tr29586 COA.wpd 4 Printed May 19, 2000 Page 6 of 1, Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 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. 32. 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. 33. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring - owner dissatisfaction with the grade differential. 34. 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, LQIVIC. 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. 35. 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. 36. 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. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: P:\LESLIE\tr29586 COAwpd L*. Printed May 19, 2000 Page 7 of 1 Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 37. Stormwater handling shall conform with the approved hydrology and drainage plan for Duna La Quinta (Specific Plan 83-001). Nuisance water shall be disposed of in an approved method. 38. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development or directed to an approved retention area unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets 39. If stormwater is directed into the adjacent golf course, easements or letters of drainage acceptance shall be obtained from the property owner(s) indicating approval of location and design of drainage outlet facilities. 40. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 41. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 42. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 43. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 44. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leechfield approved by the City Engineer. The sand filter and leechfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 45. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 46. If the applicant proposes discharge of stormwater directly or indirectly to the La Quinta Evacuation Channel or the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other P:\LESLIE\tr29586 COA.wpd Printed May 19, 2000 Page 8 k 1 Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. Any discharge into the Evacuation Channel shall require CVWD approval. 47. The tract shall be designed to accommodate purging and blowoff water from any on - site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 50. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 51. 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. PRIVATE STREETS P:\LESLIE\tr29586 COA.wpd Printed May 19, 2000 Page 9 of 1, Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 1) Residential: 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. B. CULS DE SAC 1) Use Riverside County Standard 800 (symmetric) or 800A (offset). Public Streets: 38-foot curb radius; Private Streets: 45-foot curb radius. (NOTE: The private street radius may be reduced if the General Plan is amended to authorize a reduced cul-de-sac radius.) Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 52. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid - block street lighting is not required. 53. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 54. 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. 55. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 56. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. P:\LESLIE1tr29586 COA wpd .t Printed May 19, 2000 Page 10 of I Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 57. 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" 58. 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. 59. 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. 60. General access points and turning movements of traffic are limited to the following: A. Avenida Los Verdes 61. Emergency access (20-foot wide) shall be provided from the end of the easterly cul- de-sac to Washington Street. No parking will be permitted along either side of the emergency access road. 62. The driveway access to Units 39 and 40 shall be combined into a single shared access and shall be configured so as to be incorporated with the emergency access road. P:\LESLIE\tr29586 COA wpd 0 Printed May 19, 2000 Page I 1 of 14 Planning Commission Resolution 2000- Corditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 LANDSCAPING 63. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 64. 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. 65. 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. 66. A perimeter block wall shall be constructed along Washington Street. The wall shall join the existing north/south block wall located approximately 32-feet westerly of the west curb along Washington Street and shall extend from that point to join the existing Washington Street bridge. An emergency access gate (designed per Fire Marshal's requirements) shall be installed at the easterly terminus of the emergency access road. The gate shall be of a design such that it is "sight restricted" into the project from Washington Street. 67. A block wall shall be constructed at the easterly terminus of the easterly cul-de-sac to tie into the existing perimeter wall of the apartment complex so as to restrict access between the applicant's wall and the existing wall. The applicant shall make application to the City to request that the City quitclaim a portion of the City owned property at the easterly terminus of the easterly cul-de-sac to allow the conditioned wall to be constructed. LOJIMUKE 68. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 69. 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. P:\LESLIE\tr29586 COA•.vpd v Printed May 19, 2000 Page 12 of 1', Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 70. 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. 71. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 72. The applicant shall make provisions for continuous, perpetual maintenance of all on - site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. 1:0U101-11 73. 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. 74. 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 2 hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 75. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." P:\LESLIE\tr29586 COA.wpd „1 Printed May 19, 2000 Page 13 of 14 Planning Commission Resolution 2000- Conditions of Approval -Recommended Century -Crowell Communities Tentative Tract Map 29586 May 23, 2000 76. 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. 77. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. C'VWD CONDITIONS: 78. The developer shall grant the Coachella Valley Water District a flooding easement over all land below elevation 50 feet and subject to inundation by the La Quinta Evacuation Channel. 79. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the La Quinta Evacuation Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. 80. The Coachella Valley Water District will furnish domestic water and sanitation service to this area in accordance with the current regulations of the district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. 81. Final Geo-grid wall landscaping and design plans shall be submitted for review and approval to the Community Development Department prior to issuance of any building permits for this project. P:\LESLIE\tr29586 COA.wpd Printed May 19, 2000 Page 14 of 1 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DESIGN OF: THREE SINGLE FAMILY RESIDENTIAL PROTOTYPE UNITS FOR CONSTRUCTION IN TRACT 29568, IN DUNA LA QUINTA CASE NO.: SITE DEVELOPMENT PERMIT 2000-670 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23`d day of May, 2000, hold a duly noticed Public Hearing to consider approval of architectural plans for three single family prototype residential plans to be constructed, south of 50th Avenue, west of Washington Street, south of Avenida Los Verdes, more particularly described as: Lots 1 & 2 of Tract 29624 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did on the 4th day of March, 1999, hold a duly -noticed public meeting to consider approval of architectural plans for three new single family prototype residential plans to be constructed south of Avenida Los Verdes, and did, by Minute Motion 99-007, recommend approval of the request subject to conditions; and, WHEREAS, said Site Development Permit has been determined to have been previously assessed in conjunction with EIR (State Clearinghouse #83-061305, Specific Plan 83-001) certified on May 15, 1984. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent EIR pursuant to PRC Section 21 166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify recommending approval of said Site Development Permit, pursuant to Section 9.60.330 of the Zoning Code for residential tract development review: 1 . Each prototype plan proposed consists of three different front elevations each with structural and architectural trim changes to insure a varied and marked difference. 2, The proposed units have varied roof lines with combinations of hips and gables to prevent a continuous (one height) roof (such as a hipped or gable) when viewed from the front and rear of the unit. A 1^ P:\peresSDP2000-670CenturyDuna5-23-OO.wpd Planning Commission Resolution 2000- Site Development Permit 2000-670- Recommended Century -Crowell Communities May 23, 2000 3. All side elevations of the residential units have windows (two foot by two foot or larger) and doors with plastered or wood surrounds (three inch minimum depth) on at least two sides of the frame. 4. The design of the precise plot plan ensures compliance with the requirement that identical front elevations shall not be placed on adjacent lots or directly across the street from one another. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2000-670 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 23rd day of May, 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 rr P:lperesSDP2000-670CenturyDuna5-23-OO.wpd "' PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2000-670 CENTURY-CROVWELL COMMUNITIES MAY 23, 2000 1. This approval is for three residential prototypes, with optional features and front elevation alternatives, containing 1,803 to 2,400 square feet of habitable floor space. 2. Final front yard landscaping plans shall be submitted for review by the Community Development Department prior to issuance of the first building permit for these units. The plans shall provide for and indicate 24-inch box tree sizes with 1.5 to 2-inch caliper measuring 10 feet tall from the top of box as per Section 9.60.300 of the Zoning Ordinance. 3. Garage doors shall be constructed of composite materials and be sectional roll - up style if located less than 25-feet from the front property line pursuant to the requirements of Specific Plan 83-001 Amendment 5. Lites are optional. 4. Air conditioning mechanical equipment shall not be installed in the five foot side yard setbacks. 5. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season planted. All trees shall be double staked to prevent wind damage. 7. Prior to issuance of building permits, a revised exhibit shall be submitted to the Community Development Department featuring decorative chimney caps. P:\pccoaSDP2000-670CenturyDuna5-23-OO.wpd "•. ATTACHMENT 1 EISENHOWER DRIVE AVENUE 50 oc o3 _ O � z _ Y _ W AVENUE 52 3 �► SITE CASE MAP CASE to. TTM 29586 SDP 2000-670 SCALE: 2 CASE No. 50TH AVENUE CASE MAP TTM 29586 SDP 2000-670 CENTURY-CROWELL DUNA LA QUINTA - SP 83-001 Amd. #5 ORTH SCALE: PH # D STAFF REPORT PLANNING COMMISSION DATE: MAY 23, 2000 CASE NO.: ENVIRONMENTAL ASSESSMENT 00-394, SPECIFIC PLAN 00-042 AND CONDITIONAL USE PERMIT 00-048 REQUEST: RECOMMENDATION FOR CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, APPROVAL OF A SPECIFIC PLAN AND CONDITIONAL USE PERMIT ALLOWING FESTIVAL GROUNDS, PARKING LOTS, ADMINISTRATIVE AND CLASSROOM BUILDING, AND ANCILLARY FACILITIES ON 28.33t ACRES. LOCATION: THE WEST SIDE OF WASHINGTON STREET, BETWEEN 47TH AND 48TH AVENUES. APPLICANT: LA QUINTA ARTS FOUNDATION ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 00-3 94 WAS PREPARED FOR PROPOSED SPECIFIC PLAN 00-042 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DEPARTMENT HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN/ ZONING/ DESIGNATIONS: LOW DENSITY RESIDENTIAL/LOW DENSITY RESIDENTIAL BACKGROUND: Site Background The project site is currently vacant, and occurs on the west side of Washington Street, between 47th and 48th Avenues. Immediately to the west are the Santa Rosa Mountains; to the north is Saint Francis of Assissi Catholic Church; to the south is the Laguna de la Paz residential development; and to the east, across Washington Street, is currently vacant land which was recently approved for medical office development. PAperptSP00-042.wpd Architecture and Landscaping Review Committee Action The Architecture and Landscape Review Committee (ALRC) reviewed the landscaping plan submitted with the proposed Specific Plan, and recommended approval of same to the Planning Commission, as conditioned. The conditions are included as conditions #71 and 72. The first phase of development will also require a Site Development Permit, as specified in the proposed Specific Plan text and Table 11. Project Request In addition to the Environmental Assessment, two applications have been made as part of this proposal. First, a Specific Plan of Land Use, which will guide the design and implementation of all facilities on the site. Second, a Conditional Use Permit has been requested, to allow for a "visual and performing art education facility consisting of art galleries, artist's (sic.) studios, classrooms, festival grounds, terraced performing arts venue, and other public amenities." The Specific Plan establishes standards for the development of: 1. Foundation building, up to 60,000 square feet, to include classrooms, library, artists' studios, office and meeting rooms 2. 4.4 acre Festival Grounds 3. 1.6 acre amphitheatre, 2,400 person capacity 4. Sculpture garden 5. 1,300 s.f. box office 6. 1,500 s.f. headquarters events building 7. Two restroom buildings, 1,500 s.f. each 8. Parking lots 9. Native American Memorial The Specific Plan provides the design guidelines and standards which will guide the future development of the site. The Specific Plan requires that Site Development Permits be secured prior to the construction of any of the facilities described above. The Specific Plan further details the potential architectural styles of the structures within the project area, and the types of materials which will be utilized. These will also be reviewed by the Planning Commission during the Site Development Permit process. The variations to the City's zoning standards, including signage, building height, operating hours, landscaping, parking and parking lot lighting are discussed individually below, under "Statement of the Issues," Issue 2. The project proposes two access points: a primary driveway, located at the mid -point of the property, with right -in, right -out access only, and a secondary access point at the northern boundary of the project, also providing right -in, right -out access only. The primary drive accesses the public parking lots. The secondary access will provide access to the back of the site, including the artists' parking lot. Persons wishing to PAperptSP00-042.wpd 2 travel from the site north, will be required to exit the site, travel south, and make a U- turn at the intersection of Avenue 48 and Washington Street. Public Notice This application was advertised in the Desert Sun newspaper on May 1, 2000. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Zoning Ordinance of the La Quinta Municipal Code. To date, no comments have been received. 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: The findings necessary to recommend approval of the Specific Plan and Conditional Use Permit can be made, as noted in the attached resolutions. The basis for the findings is briefly described below: Finding 1 - General Plan and Zoning Ordinance Consistency The Specific Plan is consistent with the goals, policies and programs of the General Plan. The proposed project supports the provision of a wide range of land uses and activities within the City. The Conditional Use Permit is consistent with the provisions of the Zoning Ordinance for such uses in the residential zones. The design of public roadways adjacent to the project, as conditioned, is consistent with the General Plan Circulation Element. Finding 2 and 4 - The findings that the project is compatible with the Zoning Ordinance, and is compatible with the parcel on which it is to be located can be made, with the following conditions of approval and modifications to the Specific Plan. The project will conform with most of the City's zoning ordinance development standards, including landscaping requirements. Standards which are proposed to vary from the Zoning Ordinance are discussed below. Site -specific design issues can be further reviewed and refined through the Site Development Permit process for individual land uses on the site, which will be required. PAperptSP00-042.wpd 3 The Specific Plan and Conditional Use Permit application include the future construction of the Foundation building, which will be the only large permanent structure on the site. Two potential architectural styles, and the associated appropriate elements and materials, are included in the Plan. The specific design of the building will be reviewed by the Planning Commission during the Site Development Permit process, at which time specific elements can be analysed. The discussion in the Specific Plan makes repeated reference to a 60,000 square foot building "footprint" for the Foundation building. Since this could potentially result in a 120,000 square foot building (two storeys), and the Foundation has previously stated that the intent is to have no more than 60,000 square feet within the building envelope, a condition of approval has been added which requires that the Specific Plan clarify that no more than 60,000 square feet of office and classroom space will be constructed on the site (No. 55). The Specific Plan includes provisions for temporary restroom facilities prior to the construction of permanent buildings for such use. The Specific Plan further states (page 24) that such temporary facilities will be located as close as 75 feet from the Laguna de la Paz property line. Environmental Assessment 00-394 found that such a location would potentially impact the residents. A condition of approval has been added which requires that temporary restrooms be located at the same minimum distance of 300 feet from that property line as permanent facilities (No. 58). The Specific Plan and Conditional Use Permit application include the future construction of an amphitheatre in the northwestern quadrant of the property. The design of the seating for the theatre will face southeasterly, toward the residential development, while the stage will face toward the hillside. This and mitigation measures required in EA 00-394 will ensure that noise levels in the quieter evening hours will not impact the residences at Laguna de la Paz. Sionacie The most significant proposed variation from the Zoning Ordinance standards occurs for permitted signage on the site. The proposed Specific Plan allows up to 37 banners throughout the site, some on palm trees, some on buildings, and some on poles adjacent to the Washington Street right-of-way. The nature of the use, as a short term location for special events which will change often, lends itself to the use of such banners. In order to provide some assurance regarding the placement of these banners, however, a condition of approval has been added which requires that a banner plan, which identifies the location of all 37 potential banners on site, be submitted for approval with the first Site Development Permit application (No. 62). Future minor use permits would then tier off this approval to ensure that the banners were properly placed for each event. The proposed banners would also be allowed to remain for twice as long after an event as is permitted in the Ordinance (14 days instead of 7 days). This extension of time does not appear to be excessive, and still ensures that such banners would not be up indefinitely. P:\perptSP00-042.wpd 4 The Specific Plan does not specifically prohibit banners in the Washington Street right-of-way. A condition of approval has been added to modify the Specific Plan to clearly state that no banners will be permitted within the right-of-way (No. 61). Permanent signage at the project's central entry is proposed, but not described in the Specific Plan The permanent signage will require Site Development Permit approval, as shown in condition of approval No. 54. Heiaht of Buildings The proposed project conforms with the height limit in the residential zone (28'), with one exception. It is proposed that a campanile, tower or similar structure be allowable on the Foundation building. The Specific Plan proposes that an area of up to 20% of the main floor of the building could extend to 50 feet in height. Since the building footprint is not known at this time, it is not possible to determine what size this structure could potentially represent. Should the main floor of the Foundation building be 30,000 square feet (60,000 square feet evenly distributed on 2 floors) the tower structure could represent 6,000 square feet of space, or a structure 20 by 30 feet in length and width. Should the ground floor of the building be 45,000 square feet, the tower could cover an area of 9,000 square feet, or a structure 95 by 95 feet in length and width. Until such time as Site Development Permits are proposed for the proposed building, a condition of approval has been added (No. 56) which requires amendment of the Specific Plan to allow for Up to 20% of the building footprint to exceed the height limit, subject to a line of sight analysis. Hours of Operation The Specific Plan proposes that activities throughout the site generally occur between 7 a.m. and midnight. In most areas of the site, this will represent a limited impact. However, the Specific Plan also states that loading and unloading in the artists' parking lot is allowed between these times. As identified in the Environmental Assessment, this has the potential to impact neighboring residents at Laguna de la Paz. A condition of approval has been added which requires that all such loading and unloading occur during the same hours as construction activities, as allowed in the City's noise ordinance (Municipal Code Section 6.08.050) (No. 57). Landscaping The Specific Plan proposes to provide landscaping in landscaped row ends in the public parking lots. The Plan further states that eventually, additional landscaping will be installed to meet the City's 50% shade requirement, but that such landscaping would not be installed in medians or other structure. Since the parking lots are to be decomposed granite, it could be possible to install trees in the middle of the parking rows, without separation from the parking areas themselves. This, however, is likely to result in both unhealthy trees and damaged vehicles. A condition of approval has been added which requires that landscaped medians be depicted in the Site Development Permit applications for any parking lot, and that the phasing of the plantings be approved as part of the permitting process (No. 64). P:\perptSPOO-042.wpd 5 Berming is proposed along the entire southern boundary, at varying heights. The Specific Plan text refers to berming along the southern property line adjacent to the Festival grounds at 3 to 4 feet in height above the top of the Laguna de la Paz wall. The second graphic provided in Exhibit 6, however, shows that the berm will extend 7.5 feet above the top of the wall. The visual and noise impacts to the residences is directly related to line of site. Noise particularly is attenuated when physically blocked from the potentially impacted location. The inconsistencies between the text and exhibit of the Specific Plan, and the need to mitigate noise and visual impacts, resulted in the addition of a condition of approval which requires that the Specific Plan text be amended, and that the Site Development Permit application demonstrate that the height of the proposed berming will effectively block the line of site to the grounds and the noise impacts (No. 68). Parkina The Specific Plan reduces the standard for the number of parking spaces required, and provides analysis to this end. Although the parking reduction is justified adequately for guest and public parking, the artists' parking lot provides 261 parking stalls for 380 artists' booths. The analysis in the Plan states that artists will travel together, thereby reducing the need for parking. This analysis, however, is unsupported. Artists are more likely to travel alone, one per booth, plus a helper or assistant, with oversized vehicles to carry their work. A condition of approval has been added which requires that the capacity of the artists' parking lot be increased to 380, to meet the capacity of the Festival grounds (No. 67). The Specific Plan also proposes to reduce both the parking stall standard and the driveway standard for the site. Parking stall size is proposed to be reduced to 18 feet in length, while driveway widths would be reduced from 26 feet to 24 feet. The Plan further proposes to eliminate the requirement for extra width on end stalls (from 11 to 9 feet). Although staff can support the reduction in length and driveway width, the end stalls, as proposed on the site plan, do require the extra width, particularly since so little room is provided from the end stalls on the west end of the parking lot to the edge of the lot itself. Maneuverability will be an issue if these stalls are not 11 feet. A condition of approval has been added to provide for 11 foot wide end stalls throughout (No. 66). Finally, in order to minimize air quality and noise impacts, the mitigation measures included in EA 00-394 require that all events at the project site first fill the northern half of the General Parking Lot, so that the southern half, which occurs closest to the residences, is used less often. Parking Lot Lighting The City requires that all parking lots provide one foot candle of light throughout. The proposed Specific Plan, in order to achieve this, proposes the installation of lighting on electrical lines, running parallel to the ground along the vertical axis of each row or double row of parking. Such suspended lighting would be secured at each end of the row by decorative poles. Staff is concerned that such a lighting plan will neither be practical in the significant winds experienced in the City, or consistent with the high P:\perptSP00-042.wpd 6 quality of development required of such a significant property in the City. A condition of approval has been added that the Specific Plan be modified to require either temporary lighting on portable poles, or permanent lighting to City standards, to be determined through the Site Development Permit for the parking lots (No. 65). Finding 3 - Health and Safety The Specific Plan requires the extension of all public services to the site as part of project development. In addition, conditions of approval and environmental mitigation measures have been included for this project which address safety and welfare issues, including circulation, flooding and seismic safety. As the Specific Plan is built out, through the Site Development Permit process, site -specific issues which might affect the public health and safety will be further addressed. CONCLUSION: This Specific Plan and Conditional Use Permit represent an appropriate use of the land on Washington Street. The Specific Plan, as conditioned, is compatible with surrounding development in the immediate area, and in conformance with City requirements. Findings for a recommendation for approval, as noted in the attached Resolution, can be made. RECOMMENDATION: I. Adopt Planning Commission Resolution 00- , recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 00-394. II. Adopt Planning Commission Resolution 00- , recommending to the City Council approval of Specific Plan 00-042, subject to the findings and conditions. III. Adopt Planning Commission Resolution 00- approving Conditional Use Permit 00-048, pending approval of Specific Plan 00-042, subject to the findings and conditions. Attachments: 1. Specific Plan 00-042 Document and Exhibit Prepared by: - Submitted by: Nicole Sa viat Crisp , C sulting Planner Christine di lorio, Planning Manager PAperptSP00-042,wpd 7 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 00-394 PREPARED FOR SPECIFIC PLAN 00-042 AND CONDITIONAL USE PERMIT 00-048 ENVIRONMENTAL ASSESSMENT 00-394 APPLICANT: LA QUINTA ARTS FOUNDATION WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of May, 2000 hold a duly noticed Public Hearing to consider Environmental Assessment 00-394 for Specific Plan 00-042 and Conditional Use Permit 00-048, generally located on the west side of Washington Street, between 47th and 48th Avenues, more particularly described as follows: APN 643-090-024 WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 19701as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 00-394) and has determined that although the proposed Specific Plan and Conditional Use Permit could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the conditions of approval for Specific Plan 00-042 and Conditional Use Permit 00-048, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending certification of said Environmental Assessment: 1. The proposed Specific Plan 00-042 and Conditional Use Permit 00-048 will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 00-394. 2. The proposed Specific Plan 00-042 and Conditional Use Permit 00-048 will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining C:\My Documents\WPDOCS\PCResArtsEA-394.wpd r.. J `-1 Planning Commission Resolution 2000-_ La Quinta Arts Foundation - EA 20000-394 levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Specific Plan 00-042 and Conditional Use Permit 00-048 do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The proposed Specific Plan 00-042 and Conditional Use Permit 00-048 will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed subdivision. 5. The proposed Specific Plan 00-042 and Conditional Use Permit 00-048 will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 7. The Planning Commission has considered the Environmental Assessment 00- 394 and the Environmental Assessment reflects the independent judgement of the City. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 00-394 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 23rd day of May, 2000, by the following vote, to wit: CAMy Documents\WPDOCS\PCResArtsEA-394.wpd Planning Commission Resolution 2000-_ La Quinta Arts Foundation - EA 20000-394 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\PCResArtsEA-394.wpd 1 0 ►I 3. 4. 5. 6. Environmental Checklist Form Project Title: Specific Plan 2000-042, Conditional Use Permit 2000-048 Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact Person and Phone Number: Christine di Iorio, 760-777-7125 Project Location: West side of Washington Street, between 47th and 48th Avenues. Project Sponsor's Name and Address: La Quinta Arts Foundation P. O. Box 777 La Quinta, CA 92253 General Plan Designation: Low Density Residential 7. Zoning: Low Density Residential Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan to establish development standards for the eventual construction of art festival displays, parking, a 60,000 square foot office and education building, a performing arts amphitheatre, restrooms, a ticket/entry area and associated facilities. The Conditional Use Permit will allow the use of the property for art galleries and educational purposes. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. North: St. Francis of Assissi Catholic Church South: Laguna de la Paz, Low Density Residential development East: Washington Street, Vacant desert lands West: Santa Rosa Mountains 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District C:\My Documents\WPDOCSTA Ckt,st Arts F.wpd Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Hazards and Hazardous Materials Public Services Agriculture Resources Hydrology and Water Quality Recreation Air Quality Land Use Planning Transportation/Traffic Biological Resources Mineral Resources Utilities and Service Systems Cultural Resources Noise Mandatory Findings Geology and Soils Population and Housing Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared F' I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. LJ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. I. Printed Name Date CITY OF LA OUINTA For d C:\My Documents\WPDOCSTA Ckt.st Arts F.wpd 2 Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVIII, "Earlier Analysis," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVIII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The analysis of each issue should identify: a) the significance criteria or threshold used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance C:\My Documents\WPDOCSTA CkLst Arts F.wpd L k ample question: Potentially Significant Issues (and Supporting Information Sources): Impact Would the proposal result in potential impacts involving: I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? (General Plan Exhibit CIR-5) b) Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR, page 5-12 ff.) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Application materials) II. AGRICULTURAL RESOURCES:. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to on -agricultural use? (Master Environmental Assessment 5-29, 5• 32) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? (Aerial photographs) III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Less Than Unless Significant No Mitigated Impact Impact X X ►ZI X X 1:/ X C:\My Documents\WPDOCMEA CkLst Arts F.wpd r L I.t a) Conflict with or obstruct implementation of the applicable Air Quality Attainment Plan or Congestion Management Plan? (SCAQMD CEQA Handbook) b) Violate any stationary source air quality standard or contribute to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook) d) Expose sensitive receptors to substantial pollutant concentrations? (Specific Plan Project Descr.) e) Create objectionable odors affecting a substantial number of people? (Specific Plan Project Descr.) IV. BIOLOGICAL RESOURCES: Would the project: a) Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Biological Assessment, James Cornett, April, 1999) b) Have a substantial adverse impact on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Biological Assessment, James Cornett, April, 1999) c) Adversely impact federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) Either individually or in combination with the known or probable impacts of other activities through direct removal, filling, hydrological interruption, or other means? (Biological Assessment, James Cornett, April, 1999) d) Interfere substantially with the movement of any resident or migratory -fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? (Biological Assessment, James Cornett, April, 1999) c) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (La Quinta Municipal Code; General Plan) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, cr state habitat conservation plan? (Master Environmental Assessment 5-5) 9 09 X X X X 0 X K1 X CAMy Documents\WPDOCSTA CkLst Arts F.wpd f�� V. CULTURAL RESOURCES: Would the project: a) Cause a substantial adverse change in the significance of a historical resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic resources? (ASM Affiliates, Archaeological Investigation, April, 2000) b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? (ASM Affiliates, Archaeological Investigation, April, 2000) c) Disturb or destroy a unique paleontological resource or site? (Paleontology Lakebed Map) d) Disturb any human remains, including those interred outside of formal cemeteries? (ASM Affiliates, Archaeological Investigation, April, 2000) VI. GEOLOGY AND SOILS: Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan EIR, Exhibit 4.2-3, page 4-35) ii) Strong seismic ground shaking? (General Plan EIR, page 4-30 ff.) iii) Seismic -related ground failure, including liquefaction? (General Plan EIR, page 4-30 ff.) iv) Landslides? (General Plan EIR, page 4-30 ff.) b) Result in substantial soil erosion or the loss of topsoil? (Soil Engineering Report, Earth Systems Consultants, January, 1999) c) Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on - or off -site landslides, lateral spreading, subsidence, liquefaction or collapse? (Soil Engineering Report, Earth Systems Consultants, January, 1999) CWy Documents\WPDOCS\EA Ckl.st Arts F.wpd X 91 X X X X X X X X fir, d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Soil Engineering Report, Earth Systems Consultants, January, 1999) e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal system where sewers are not available for the disposal of waste water? (Master Environmental Assessment 5-32) VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Application Materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? (Application Materials) c) Reasonably be anticipated to emit hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application Materials) d) Is the project located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip; would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Master Environmental Assessment 6-11) h) Expose people or structures to the risk of loss, injury or death involving wildlands fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VIII. HYDROLOGY AND WATER QUALITY: Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? (Master Environmental Assessment 6-26, 6-27) X C:\My Documents\WPDOCS\F.A CkLst Arts F.wpd - X FN 10 X 1:/ X 09 X 0 X b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (General Plan EIR, page 4-57 ff.) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in a manner which would result in substantial erosion or siltation on- or off - site? (Specific Plan Hydrology Study) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (Specific Plan Hydrology Study) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control ? (Specific Plan Hydrology Study) f) Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment 6-13) g) Place within a 100-year floodplain structures which would impede or redirect flood flows? (Master Environmental Assessment 6-13) IX. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? (Specific Plan Project Description) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local costal program, or zoning ordinance) adopted for the purposes of avoiding or mitigating an environmental effect? (Master Environmental Assessment 2-11) c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? (Master Environmental Assessment 5- 5) X. MINERAL RESOURCES: Would the project: X X X X X ►0 X a) Result in the loss of availability of a known mineral resource classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? (Master Environmental Assessmert 5-29) X C':\My Documents\WPDOCS\F.A CkLst Arts F.wpd XI. XII. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment 5-29) X NOISE: Would the project result in: a) Exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Douglas Eilar & Associates, Acoustical Analysis, April, 2000) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Douglas Eilar & Associates, Acoustical Analysis, April, 2000) c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Douglas Eilar & Associates, Acoustical Analysis, April, 2000) d) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Master Environmental Assessment) e) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive levels? (General Plan map) POPULATION AND HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) ? (General Plan, page 2-14) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Application Materials; site visit) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Application Materials; site visit) XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, page 4-3 ff. ) Police protection? (General Plan MEA, page 4-3 ff. ) X X X �:/ X X X X 9 X C:\My Documents\WPDOCSTA Ulm Arts F.wpd � �i Schools? (General Plan MEA, page 4-9 ff. ) Parks? (General Plan; Recreation and Parks Master Plan) Other public facilities? (General Plan MEA, page 4-14 ff. ) XIV. RECREATION: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application Materials) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application Materials) XV. TRANSPORTATION/TRAFFIC: Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Korve Engineering, Traffic Analysis, November, 1999) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Korve Engineering, Traffic Analysis, November, 1999) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Korve Engineering, Traffic Analysis, November, 1999) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Korve Engineering, Traffic Analysis, November, 1999) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks) ? (Korve Engineering, Traffic Analysis, November, 1999) XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, page 4-24 X X X X X X X X X X X X C':\My Documents\WPDOCSTA Ckl.st Arts F.wpd i^3 10 b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-24 ) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-27) d) Are sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, page 4-20) e) Has the wastewater treatment provider which serves or may serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, page 4-20) f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?(General Plan MEA, page 4-28) XVII. MANDATORY FINDINGS OF SIIGNIFICANCE: a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or e' iminate important examples of the major periods of California history or prehistory? ( ) b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? ( ) c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects)? ( ) d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ( ) XVIII EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. KI FN 91 X X X X X X C:\My Documents\WPDOCSTA Ckl,st Arts F.wpd i 11 a) Earlier analyses used. Identify earlier analyses and state where they are available for review. No earlier analyses specific to this project site have been used. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier alalysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. See attached Addendum. CAMy Documents\WPDOCS\EA CkLst Arts F.wpd 12 OURCES: Laster Environmental Assessment, City of La Quinta General Plan 1992. CAQMD CEQA Handbook. general Plan, City of La Quinta, 1992. aleontological Lakebed Delineation Map, City of La Quinta. 'ity of La Quinta Municipal Code C:\My Documents\WPDOCSTA CkLst Arts F.wpd 13 Addendum to Environmental Checklist, EA 2000-394 I. a) Washington Street is designated a Primary Image Corridor in the City's General Plan. This designation ensures that special setback standards and landscaping are included in project development. The Specific Plan and Site Plan show that the project proponent will meet the City's standards for both landscaping and setbacks, thereby reducing the potential impacts to a level of insignificance. a), c) & d) The project site is currently vacant desert land. The construction of the proposed project, and installation of parking lot and festival ground lighting, will therefore have an impact, both on- and off -site. The Specific Plan includes the use of portable light standards for evening events only in parking areas. The Specific Plan further states that the City's standards for lighting will be adhered to. The closest point from a parking area to the boundary of Laguna de la Paz is approximately 40 feet. This distance is comprised of landscaping and berming, which will serve to obstruct lighting from the site. Finally, the parking areas are proposed to be 2 to 3 feet below the grade of the adjacent residential development, which will lower the level of headlights within the parking lots. With the implementation of the following mitigation measures, the impacts from light and glare should be reduced to a less than significant level. 1. All lighting on light standards, whether portable or permanent, shall be angled downward, so as not to illuminate adjacent land uses. 2. All lighting on the project site shall conform to the City's Zoning Ordinance. 3. Lighting on the festival grounds for evening events shall be angled away from residential development to the south and from the hillsides, and shall not be located any closer than 50 feet from the southern property boundary. II. a) & c) The site of the proposed project is not used for agricultural purposes. III. c) & d) The traffic analysis for the project site states that average daily attendance at the site can be expected to be between 120 to 250 persons, including staff and visitors. The emissions from the vehicles which enter and leave the site on a daily basis will not constitute a significant impact. 1� C:\My Documents\WPDOMEA Arts F Addendum.WP6lwpd The Specific Plan states that during a major event (of which there will be 5 a year), 9,000 people will attend in one day, at an average of 2.2 persons per vehicle'. This, combined with volunteer, staff and artists' trips, could result in more than 8,500 trips per day being generated at the project site (4,250 to the site and 4,250 from the site). The primary source of pollutants at the project site will be vehicular emissions. The South Coast Air Quality Management District (SCAQMD) has established standards and formulas by which vehicular emissions can be estimated. SCAQMD standards are based on daily thresholds, which, as demonstrated in the table below, will not be exceeded even during major events. Running Exhaust Emissions (pounds/day) PM10 PM10 PM10 CO ROC NOx Exhaust Brakes Tires 50 mph 351.3 13.5 72.1 0.0 1.5 1.5 Daily Threshold* 550 75 100 150 Based on 8,500 trips/day and average trip length of 8.0 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75°F. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. The Table demonstrates that the emissions from a major event at the project site will not exceed thresholds for significance. Therefore, it is assumed that medium (5,000 people) events are not expected to exceed the SCAQMD standards. The grading process is expected to occur in one phase, and is expected to take approximately 30 working days. The process will require two scrapers, one wheeled bulldozer and one water truck, each of which will operate for approximately eight hours per day. The following table describes the PM10 emissions expected to occur during the grading process, and demonstrates that grading is not expected to generate PM10 emissions which exceed SCAQMD's construction emissions thresholds. "La Quin.a Arts Foundation Specific Plan," prepared by Warner Engineering, April, 2000. C:\My Documents\WPDOCS\EA Arts F Addendum.WPawpd Construction -Related PM 10 Emissions (pounds) Project Generated Emissions SCAQMD Thresholds Daily 9.96 Quarterly 298.8 150 13,500 Source: Table A9-8-A, and page 6-4, "CEQA Air Quality Handbook," South Coast Air Quality Management District, 1993. The Coachella Valley has in the past been a non -attainment area for PM 10 (particulate matter of 10 microns or smaller). Recent analysis by SQAQMD has determined that the Valley has reached attainment, and a redesignation is pending. In order to control PM10, the City has imposed standards and requirements on development to control dust. SCAQMD also suggests mitigation for vehicular emissions, which are integrated into the following mitigation measures: 1. No earth moving activity shall be undertaken without the review and approval of a PM 10 Management Plan. The applicant shall submit same to the City Engineer for each earth moving activity. 2. A PM 10 Management Plan shall be prepared by the applicant for the maintenance of the parking areas and festival grounds. Said management plan shall be reviewed and approved by the City Engineer prior to the initiation of the first public event on the project site. 3. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 4. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 5. Construction personnel shall be informed of ride sharing and transit opportunities. 6. Construction parking and heavy equipment storage shall be located on the north property boundary. 7. Cut and fill quantities will be balanced on site. 8. Any portion of the site to be graded shall be pre -watered to a depth of C:\My Documents\WPDOCS\EA Arts F Addendum.WP63wpd > three feet prior to the onset of grading activities. 9. Watering of the site or other soil stabilization method shall be employed on an on -going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 10. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 11. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 12. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 13. Construction roads other than temporary access roads shall be paved as soon as possible, and once paved shall be cleaned after each work day. All unpaved roads shall be posted with a 15 mile per hour speed limit. 14. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 15. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 16. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. 17. Bicycle racks and/or other mandated alternative transportation provisions shall be included in project design, in conformance with City ordinances in effect at the time of development. 18. Low pressure sodium vapor lights shall be considered to reduce power plant emissions. 19. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. With the implementation of these mitigation measures, the impacts to air quality C:\My Documents\WPDOCS\EA Arts F Addendum.WPe$wpd from the proposed project will not be significant. Moreover, Improvements in technology which are likely to reduce impacts, particularly from motor vehicles or the transit route improvements in the future which may occur at the project site are not included in the analysis. Further, the air quality impacts from the proposed project falls within what was studied in the General Plan EIR. The City determined at that time that air quality impacts associated with the buildout of the City required a Statement of Overriding Considerations, which determined that the impacts to air quality of development of the Plan would be cumulatively significant when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. In conclusion, neither the construction nor the operation of the proposed prcject, therefore, is not expected to have a significant impact on air quality resources. IV. a), b) d) & f) A biological resource study was prepared for the proposed project by James W. Cornett2. In addition, an Interim Biological Review, as provided in the Memorandum of Understanding for the Multi -Species Habitat Conservation Plan, was held on April 17, 2000. Finally, an on -site investigation specifically to detect the occurrence of Coachella Valley Milk Vetch was conducted on April 20 and 21, 20003. The biological resource analysis, which included on -site surveying of the project site, found that the Palm Springs ground squirrel does occur on site. The Coachella Valley fringe -toed lizard, desert tortoise and the flat -tailed horned lizard were not detected. Peninsular bighorn sheep are not believed to be present on the site. No invertebrate analysis was performed on the project site. The proposed project will result in the loss of 28 acres of desert habitat, including several mesquite hummocks. The project site is, however, isolated and already impacted by urban development, including development to the north, south and east, and illegal dumping activities which have occurred on -site. The proposed project occurs within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. As such, the project proponent shall be required to contribute $100 per acre to the appropriate agency for the purchase of off -site habitat. 2 'Biological Assessment and Impact Analysis," prepared by James W. Cornett, April, 1999. 3 Letter report from James W Cornett, April 24, 2000. t, C:\My Documents\WPDOMEA Arts F Addendum.WP65wpd Based on the biological resource analysis, the consultation with the California Department of Fish and Game and U. S. Fish and Wildlife Service and the milk vetch investigation conducted on this site, the following mitigation measures shall be implemented: 1. Bighorn Sheep Fencing. The Foundation shall actively and on an on -going basis monitor the project site any signs that bighorn sheep are entering the site. The Foundation shall request a list of indicators used to identify sheep presence from DFG prior to grading of the site. The Foundation shall take steps to ensure that any observations of bighorn sheep on or near the project site are reported to DFG and the City immediately. If information suggests that bighorn sheep are entering the project site, the Foundation shall construct, at its expense, an 8-foot fence between the development and the hillside. The fence shall not contain gaps of greater than 11 centimeters (4.3 inches). The Foundation shall notify DFG immediately upon receipt of the information suggesting that bighorn sheep are entering onto the project site, and seek any further guidance DFG has to offer regarding the construction of the fence. The fence shall be constructed within three months of the receipt of information suggesting that bighorn sheep are entering onto the project site. If requested to do so by DFG, the Foundation shall, at its expense, construct temporary fencing to the specifications of DFG to prevent bighorn sheep from entering the project site pending construction of the fence. Any and all fencing constructed will be subject to the City's Hillside Conservation Overlay District. 2. Pesticides. The Foundation shall submit a plan, approved by a biologist, which demonstrates that all pesticides, fungicides, herbicides, and fertilizers used on the site will not be harmful wildlife. 3. Lights. The Foundation shall submit a lighting plan to the City for review and approval. The plan shall avoid the illumination of the hillsides adjacent to the project site. All exterior lighting shall be aimed away from the hillside. 4. Landscaping. The Foundation shall prepare and submit for approval a landscaping plan which will not expose wildlife to toxic materials. All exotic or toxic plans, such as Oleander and Prunis, and plants which are known to invade or degrade bighorn sheep habitat, such as tamarisk, fountain C:\My Documents\WPDOMEA Arts F Addendum.WP66wpd grass, shall be strictly prohibited. The landscape plan shall be approved by a certified biologist, which approval shall state that the proposed landscape materials are not known to be harmful to wildlife. 5. 2081 Permit. If required by law to do so, the Foundation shall obtain a 2081 permit from CDFG. 6. No connection to hillside trails. The Foundation shall design its project so as not to facilitate persons to enter onto the hillsides from the project site. To the extent that any portion of the project site begins to be used by persons to enter into the hillsides, the Foundation shall post notices discouraging such use. 7. Coachella Valley Fringe -toed Lizard. The project proponent shall contribute $100 per acre in compliance with the requirements of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. Should a Section 2081 permit be required for this project, the fee paid shall be credited from any and all mitigation measures imposed by the 2081 permit. V. a) & dl Two cultural resource investigations were conducted for the project site. The first consisted of a site investigation and report, which recorded a potentially significant site, and recommended further analysis4. The second consisted of an on -site excavation of the recorded sites. The project site includes three previously recorded sites, and one site recorded during the first site survey in 1998. Testing and data recovery had previously been completed on the three previously recorded sites in 1991. The occurrence of multiple mesquite hummocks makes it likely that additional resources are located on site, and careful grading and on -site monitoring were recommended in the first study. The second study, completed to report on the testing and data recovery at CA-RIV- 6214. This process concluded that the site is not significant beyond the recovery performed for the study. Because there have been previously deeply buried sites found in this area under sand dunes, the following mitigation measure shall be implemented: 1. An archaeological monitor shall be on site during any grubbing, earth 4 'A Cultural Resources Inventory and Evaluation of the La Quinta Arts Center Project," prepared by ASM Affiliates, December, 1998. 5 "Archaeological Investigations at CA-RIV-6214...," prepared by ASM Affiliates, April, 2000. C:\My Documents\WPDOMEA Arts F Addendum.WP67wpd moving or excavating activity. Should a resource be identified by the monitor, he or she shall be empowered to halt or redirect grading activities while the resource is properly identified and studied. The monitor shall file a report with the City of his or her findings, including disposition of any resource identified. Vl..a) i) The proposed project does not lie in an Alquist-Priolo hazard area. No known earthquake fault occurs within several miles of the proposed project. The potential impact for fault rupture is not expected to be significant. VI. a) ii) The proposed project occurs in a Zone III groundshaking zone. The City has adopted the provisions of the Uniform Building Code for this hazard. Construction of any structure on the project site will conform to these standards, and will reduce the potential hazard to a less than significant level. VI. a) iii) The proposed project does not occur in a liquefaction hazard area. The depth to groundwater in the project area is estimated to be more than 50 feet6. The soils on the site are loose silty sand, which has the potential to shift in a seismic event. The soil engineering report prepared for the proposed project recommends over -excavation and recompaction of the site in any area where structures are proposed. The findings of the report are preliminary, and not based on construction plans. The City's standards for site preparation and geologic analysis, as detailed below, will reduce this potential impact to a less than significant level. VI. a) iv) The proposed project occurs adjacent to the foothills of the Santa (Rosa Mountains. During a significant seismic event, it can be expected that rocks from the adjacent hillsides will fall to or near the site. The proposed site plan, however, does not propose construction of any structure within 250 feet of the western property line. This distance will provide sufficient buffer to minimize the potential impacts of rockfall on the proposed project. VI. b) As discussed above, the soils on the proposed site are loose silty sand. As such, unstable soil conditions can occur from improper grading or excavation. The City's standards for site preparation shall be adhered to in all site preparation activities. In order to reduce the impacts of unstable soils on the 6 "Soil Encineering Report," prepared by Earth Systems Consultants, January, 1999. i C:\My Documents\WPDOCS\EA Arts F Addendum.WP6$wpd J proposed site, the following mitigation measure shall be implemented: 1. Prior to issuance of a grading permit for any structure on the proposed site, the applicant shall submit, for review and approval by the City Engineer, a detailed, site specific soil study, which shall include recommendations designed for the specific structure being constructed. VI. c) As discussed previously, the proposed project occurs adjacent to the Santa Rosa Mountains. Steep hillsides rise from the property's western boundary, and represent an important geologic feature for the City. The proposed project does not, however, propose to disturb any area within the toe -of -slope, as defined in the City's Hillside Preservation Ordinance. Insofar as no development will occur in the toe -of -slope, the significant geological feature will be preserved, and there is not expected to be a significant impact. VIII. a) The water to be retained in the parking lots will be contaminated by the oils, gasoline and other chemicals leaked from vehicles in the parking lots over a long period of time. These hazardous materials can potentially percolate into the soils below the parking lots, and eventually contaminate groundwater. Technology exists which can reduce these potential impacts to a less than significant level. The following mitigation measures shall be implemented: 1. The applicant shall submit to the City Engineer for review and approval, a comprehensive storm water management plan, prior to the issuance of grading permits. The plan shall describe any and all "water cleaning" technologies to be implemented on the project site. Such devices could include, but are not limited to oil separators, interceptors and swales. 2. All drainage facilities shall be maintained to a level acceptable to the City Engineer. VIII. b) Although the proposed project will utilize water for irrigation and in its operation, the potential impacts are expected to be less than significant. The proposed project will utilize water in quantities far lower than those which could be expected from residential development on the site. In addition, the use of parking lots as retention basins enables water to be recharged into the groundwater basin. Finally, irrigation water will also percolate into the ground, and be eventually re -absorbed into the groundwater basin. Domestic water is provided by the Coachella Valley Water District, which extracts groundwater from a number of wells in the Lower Thermal sub -basin. The impacts to domestic water supplies are not expected to be significant, since C:\My DocumentsMPDOMEA Arts F Addendum.WP69wpd J limited activity on the site, combined with percolation from storm water retention and irrigation, will lower the impacts to the aquifer. VIII. c) & d) Any development proposal reduces the amount of natural terrain available for percolation, and changes drainage patterns. The proposed project will be largely unpaved, and will consist of parking areas covered with decomposed granite or similar material. The areas of the development project which will be paved for roads, the amphitheatre area, and the restroom and office/education buildings will no longer be able to absorb surface runoff. The City requires all development proposals to retain flows generated by the 100 year, 24 hour storm on -site. This requirement contains drainage to the site on which it occurs, and in this case, will also assure the safe routing and discharge of flows from the hillside. Altogether, the site must contain 13.26 acre feet. A series of debris and retention basins will be required. The City Engineer will impose conditions of approval on the proposed project which will require that the applicant prepare plans and studies which meet the City's standards, contain on -site and off -site flows, and provide an acceptable safety factor. These conditions of approval will provide for sufficient mitigation to reduce the potential impacts to an acceptable level. The location of the parking areas and festival grounds within retention basins poses a potential significant impact on people visiting the proposed project. Storms in the desert are frequently sudden, of short duration, and of large volume. The Specific Plan states that the facility will not be used during periods of imminent storms. However, the occurrence of sudden storms, the large number of people and vehicles which could be on -site, and the rapid filling of retention areas is a potential hazard. In order to minimize the potential impacts to people from flooding hazards, the following mitigation measures shall be implemented: 1. The Foundation shall coordinate with the City's emergency preparedness staff, and shall prepare, for review and approval, an emergency evacuation plan for all areas of the project site. 2. The Foundation shall establish a formal emergency preparedness training program. All volunteers and paid staff shall participate in training to familiarize them with emergency evacuation procedures at the site. 3. There shall be no activities in the festival grounds, and all parking areas shall be cleared of vehicles at any time when the National Weather Service issues a severe storm warning for the La Quinta area. C:\My Documents\WPDOMEA Arts F Addendum.WPOL.Wpd p,, 4. All debris basins shall be maintained to a level acceptable to the City Engineer. IX. b) The General Plan and Zoning designation for the proposed project are Low Density Residential. The project includes a proposed Specific Plan which will dell'ineate the permitted uses. The proposed project represents a departure from the identified primary land use for the property, namely, low density residential development. The General Plan does not prohibit the proposed use in its policies and programs. The Specific Plan, if approved, will authorize the uses. The Zoning Ordinance expressly provides for these uses with the review and approval of a conditional use and minor use permit. A conditional use permit has been submitted as part of this application, and minor use permits will also be applied for in the future as required by the Zoning Ordinance. The project is not in conflict with any applicable environmental plans or policies, including those set forth in the City's General Plan. The proposed project will occur adjacent to existing low density residential development (Laguna de la Paz). The proposed uses include art festivals, entertainment events in both the daytime and evening hours, educational programs, and administrative office uses. The Specific Plan document identifies art festival and concert events which, if held sequentially, would occur on 115 days during the year. In addition, educational and gallery events in the proposed 60,000 square foot building would occur on 175 days per year, and administrative activities will be on -going. This represents a more intense level of activity than would be expected in a low density residential development. The existing low density residential to the south of the proposed project could be significantly impacted by such a level of activity, if no mitigation measures were proposed. The Specific Plan proposes several design features intended to mitigate the impacts of the proposed project on adjacent residential development, as follows: * The installation of 3 to 4 foot high berms along the southerly boundary of the proposed project adjacent to the general parking area only. *Along the southern boundary adjacent to the festival grounds area of the project, a wall extending 3 to 4 feet above the existing Laguna de la Paz wall is proposed. *Along the southern boundary adjacent to the artists' parking area, a 9'6" berm is proposed. C:\My Documents\WPDOMEA Arts F.Add endum.WPdJVjpd In order to mitigate the potential impacts of the proposed project on the residents of Laguna de la Paz, the following mitigation measures shall be implemented: 1. For all events, the northerly portion of the general parking area shall be filled prior to the opening of the southerly general parking area for use. 2. "Set up" and "break down" activities in the festival grounds shall conform to the City's hours for construction activities, as stipulated in the noise ordinance. 3. All parking areas, especially the artists' parking area, shall be posted "No overnight parking." In addition, artists' vehicles shall not be allowed to idle, or to operate generators during festival events. 4. Temporary bathroom facilities shall not be located within 300 feet of the southern property line. 5. The future restroom facility proposed for the southeastern corner of the festival grounds shall be relocated and shall be at least 300 feet from the southern property line. 6. All construction, including the construction of parking lots and the festival grounds, shall be subject to a Site Development Permit. XI. a), b) & c) A noise impact analysis was performed for the proposed project'. The noise analysis found that current conditions at the project site include a 70 dBA CNEL noise level at a distance of 100 feet from the center line of Washington Street. Future (2015) ambient noise levels are expected to reach 75 dba CNEL at the eastern property boundary, and to be between 60 and 65 dBA CNEL at the western property boundary. The noise analysis also included monitoring of La Quinta Arts Festival events during the month of March, 2000. The analysis included monitoring of entertainment events, a diesel power generator used to power festival lighting, a dining area within the festival grounds, artist booths and mobile noise sources. The analysis found that the loudest source of noise during the festival was the entertainment stage, and that at a distance of 50 feet, a noise level of 81 dB Leq was recorded. That noise level fell to 60 dB Leq at 225 feet from the stage. 'Acoustical Analysis Report," prepared by Douglas Eilar & Associates, April, 2000. C:\My Documents\WPDOMEA Arts F Addendum.WP&. iipd J �' This noise reduction was in great part due to the sound -absorbing properties of the artist booths. The monitoring data was then applied to the proposed project site. The results of this analysis are summarized below. Musical Performances: The analysis found that if small, directional speakers are utilized at the amphitheatre, a noise level of less than 50 dB can be expected at the residential units at Laguna de la Paz, and 75 dB in the open space areas to the west. Public Address Systems: The impact of such a system will be less than that of a musical event, provided all public address microphones are directed in a northerly direction. The analysis further recommends that public address use cease during evening hours. On -site Traffic and Parking Areas: The noise emitted from parking vehicles is not expected to be a significant impact, particularly as the 70 dB noise contour occurs on the site, in the area of the parking lots. 1. Only small, directional speakers, pointed in a northwesterly direction, shall be installed or utilized at the amphitheatre. No speakers or amplification of any kind shall be utilized within the amphitheater between 11 p.m. and 10 a.m., and no events shall be held in the amphitheater between 12 a.m. and 10 a.m. 2. All public address system speakers shall be pointed in a northerly direction. 3. All public address system use shall cease between 7 p.m. and 7 a.m. 4. Signs shall be posted in the southern General Parking Area requesting that care be taken to disable automobile alarm systems in consideration of the residential land uses to the south. 5. A solid barrier shall be constructed along the eastern and southern boundaries of the proposed project. The barrier may be a berm or wall, but in either case shall have no gaps. If a berm is constructed, it shall be 5 feet in height. If a wall is constructed, it shall be no less than 6 feet in height. Such a barrier shall be designed to block the line of sight to adjacent residences, and as such the computation of height shall be based on the grade of the adjacent residences, since these grades are higher than those planned for the proposed project. C:\My Documents\WPDOCS\EA Arts F Addendum.WPOL.�vpd XII. a) 6. The Foundation shall include, in all its agreements with outside entertainment providers, a notice which advises the contractor that the Foundation strives to provide a quiet noise environment on its grounds, and shall further notify the contractor of mitigation measure no. 1, above. 7. The finished grade of the southern portion of the General Parking Area, the Artists' Parking Area and the Festival grounds shall not be higher than the parallel existing grades within Laguna de la Paz. 8. Construction equipment storage and maintenance shall be located at the northern property line. 9. All construction equipment shall be equipped with mufflers, and shall be maintained in good operating order. 10. All construction activity shall conform to the City's standards, included in its Noise Ordinance. 11. The southerly General Parking Lot and Artists' Parking Lot shall be cleared and closed by 12 a.m. whenever the site is in use. The proposed project may indirectly induce growth, insofar as any City's amenities and recreational opportunities influence a homebuyer's decision to purchase. The location of the proposed project will provide for such added recreational and cultural amenities. This potential impact, however, is not expected to be significant. XIII. a) The construction of the proposed project will result in short-term potential impacts for both police and fire services. The gathering of a large number of people for short periods of time increases the potential for a need for such services. However, such short-term impacts are not expected to be significant, if the following mitigation measures are implemented: 1. All development plans shall be routed to the Fire and Police Departments for review and comment. Once the project is complete, a final "as built" site plan shall be provided to both agencies for their files. 2. All Minor Use Permits for the project site shall be transmitted to the Fire and Police Departments for review, comment and conditions of approval. C:\My Docu°rents\WPDOCS\EA Arts F Addendum.WPOL.4vpd 9 XV. a) 3. The Foundation shall ensure that all activities of its traffic control officers, as required under item VI. Above, shall be coordinated with the Police Department. All development has an impact on governmental facilities and services. The Foundation will be required to participate in the City's Impact Fee Program, which helps to offset roadway improvements. In addition, the revenues generated by the site will result in sales tax for the City, which will offset any needs for additional municipal services. The proposed project is not expected to have a significant impact on municipal services or facilities. The proposed project occurs on the west side of Washington Street, between 47th and 48th Avenues. A median island currently exists in Washington Street. Washington Street has been recently improved to three lanes in both directions from the 1-10 Freeway to the project site. No median break is planned for the project site. A traffic analysis was prepared for the proposed project$. The traffic analysis concludes that the proposed project will generate up to 686 peak hour trips during major events. It is further estimated in the traffic study that 45% of all trips exiting the site will go east on 48th Avenue, 20% will go south on Washington Street, and 35% will go north on Washington Street. The analysis further concludes that traffic conditions in 2001, after project buiidout, will remain at current levels of service, and will not cause either the intersection of Washington Street & 48th, or the intersection of Highway 1 1 1 & Washington Street to drop below the City standard LOS D. The traffic analysis results in the following mitigation measures: 1. Traffic control officers shall be employed by the applicant during all events occurring at the amphitheatre. Said traffic control officers shall be stationed at the intersection of Washington Street and 48th, and Washington Street and 47th before and after each performance. 2. The City shall monitor the need for traffic control officers during other major events, and may require such officers through the Minor use Permit process. 3. The Foundation will be required to participate in the City's Impact Fee 8 "Traffic Study for La Qurta Arts Foundation Arts Center." prepared by Korve Engineering, Inc.. November, 1999. C:\My Documents\WPDOMEA Arts F Addendum.WP1.5vpd �:N XV. e) XV. f) Program, which helps to offset roadway improvements These mitigation measures will reduce the impacts of the proposed project to a less than significant level. The proposed project provides for paved access within 100- 150 feet of any future structure, which will meet the requirements of the Fire Department. Several gates within the proposed project will be conditioned to be equipped with Knox Boxes or similar devices to enable emergency vehicles to get in. The only area where a potential impact occurs is as regards the provision of emergency medical treatment for an injured party in the festival grounds. The following mitigation measure should reduce this potential impact to a level of insignificance. 1. The Foundation shall establish a medical response plan, in coordination with the Fire Department, and shall have staff on -site at all events trained in the implementation of such a plan. The Specific Plan proposes a reduced parking standard for the project site. Parking is proposed in several areas, most of which is located in the General Parking lots at the eastern boundary of the project site. In addition, 340 parking spaces are available through a reciprocal parking agreement with the adjacent catholic church. The conditions of approval prepared for the project will require that adequate on -site parking is provided. The following mitigation measures are to be implemented: 1. Parking shall be provided on site to accommodate the peak hour of a major event (1,200 persons in one hour), concurrent with an event at the amphitheatre (2,400 persons). 2. No parking shall be permitted on Washington Street at any time. 3. The City shall monitor parking problems at major events, and shall provide restrictions or additional conditions of approval through the Minor Use Permit process should parking problems develop. XV. g) The proposed project does not indicate any parking spaces for bicycles on the site. The Zoning Ordinance requires such a standard. In addition, the provision of such parking will encourage non -motorized travel and reduce emissions from vehicles. Further, the site occurs along a SunLine Transit bus route. The use of C:\My Documents\WPDOMEA Arts F Addendum.WP&6/pd public transportation to and from events at the site should be encouraged. The following mitigation measures shall be implemented: 1. Bicycle parking shall be provided in conformance with the standards established in the City's Zoning Ordinance. 2. The applicant shall provide a bus turnout, bus stop and amenities including a shelter, bench and trash receptacles along the property boundary, to the satisfaction of both SunLine Transit and the City. XV. b) c) & f) The construction of the proposed project will have a limited impact on sanitary sewers, storm drainage, solid waste disposal and water supplies. However, as a non -continuous use, the impacts can be expected to be less than those of a residential development on the proposed site. The overall impacts of the project on these services is not expected to be significant. C:\My Documents\WPDOCS\EA Arts F Addendum.WP&.Wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 00- 042, TO ALLOW THE DEVELOPMENT OF THE LA QUINTA ARTS FOUNDATION PROJECT, INCLUDING FESTIVAL GROUNDS, FOUNDATION BUILDING, PARKING LOTS AND ASSOCIATED FACILITIES, ON THE WEST SIDE OF WASHINGTON STREET, BETWEEN 47TH AND 48TH AVENUES. CASE NO.: SPECIFIC PLAN 00-042 APPLICANT: LA QUINTA ARTS FOUNDATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of May, 2000, hold a duly noticed Public Hearing for the La Quinta Arts Foundation for review of a Specific Plan to allow festival grounds, a Foundation building, amphitheatre, parking lots and associated land uses on 28.33 ± acres located on the west side of Washington Street, between 47th and 48th Avenues, more particularly described as: APN 643-090-024 WHEREAS, at said public hearing, upon hearing and considering Environmental Assessment 00-394, and all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Specific Plan: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of the proposed project, as conditioned. 2. The proposed Specific Plan is compatible with the City's zoning ordinance in that it provides standards for the proposed land uses, and implements requirements for Conditional and Minor Use Permits, as stipulated. 3. The proposed Specific Plan will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 4. Development of the proposed Specific Plan is compatible with the parcels on which it is proposed, and surrounding land uses along Washington Street. The project will be further reviewed through the Site Development Permit process, allowing for use -specific mitigation at that time. C:\My Documents\WPDOCS\PCResoArtsSP.WPD Planning Commission Resolution 2000-_ Specific Plan 2000-394 La Quinta Arts Foundation NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with the conditions of approval for the proposed Specific Plan; 3. That it does hereby confirm the conclusion that Environmental Assessment 00- 394 assessed the environmental concerns of this Specific Plan; and, 4. That it does recommend approval to the City Council of Specific Plan 00-042 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 23rd day of May, 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\PCResoArtsSP.WPD CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2000-04200 LA QUINTA ARTS FOUNDATION MAY 23, 2000 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 3. This development shall be subject to the Infrastructure Fee Program and Development Impact Fee program in effect at the time of permit approval. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Li . Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 PROPERTY RIGHTS 4. Prior to issuance of a grading or building permit, the applicant shall acquire or confer easements and other property rights 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. 5. The applicant shall dedicate or grant public 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. 6. Right of way dedications required of this development include: Washington Street - The remainder of applicant's 60-foot half of a 120- foot right of way. 7. The dedication shall include additional width as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 8. The applicant shall create a 20-foot perimeter setback along Washington Street. This depth is the average depth if meandering wall design is approved. This setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 9. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures. 10. The applicant shall vacate abutter's rights of access to Washington Street from all frontage except access points listed below. 11. 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. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 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. 12. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 13. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 14. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans for Washington Street 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 In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. C:\Mv Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 15. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to issuance of a grading permit. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 16. 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. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. GRADING 17. 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. 18. 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. 19. 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. 20. 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. 21. 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. -f r C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 22. Stormwater precipitation and historic inflow from 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. 23. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 24. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 25. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet. 26. Nuisance water shall be retained on site. 27. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 28. The development shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 29. Prior to issuance of a grading permit, the applicant shall establish a plan for operation of the combined parking/retention areas during threatening weather and, during storm events, for notifying drivers that their vehicles could become inundated by flooding in the gravel parking areas. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 UTILITIES 30. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 31. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 32. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 33. 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.) 34. OFF -SITE STREETS Washington Street (Major Arterial) - Construct remainder of 48-foot half- width improvement plus a 10-foot sidewalk/bike path. Entry drives, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 35. Improvements shall include appurtenances such as traffic control signs and pavement markings. 36. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 37. 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. 38. 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" 39. 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. 40. General access points and turning movements of traffic are limited to the following: 41. Main entry drive centered approximately 790 feet south of the north property boundary - 36-foot width. 42. Secondary access drive located at the north property boundary - 32-foot width. LANDSCAPING 43. The applicant shall provide landscape improvements in landscape setbacks and in on -site areas as designated in the landscape plan for Specific Plan 00-042. 44. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd " Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 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. 45. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. PUBLIC SERVICES 46. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. QUALITY ASSURANCE 47. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 48. 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. 49. 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. 50. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 MAINTENANCE 51. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. 52. The applicant shall schedule a dust control program for the gravel parking/retention areas. The program shall include regular applications of dust palliative at a frequency that ensures that the lots remain in a stabilized condition. FEES AND DEPOSITS 53. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. COMMUNITY DEVELOPMENT DEPARTMENT 54. The text under Section 1.2.2, page 1 of the Specific Plan, shall be deleted, and the following inserted: Uses Permitted with approval of a Minor Use Permit (no limitation on number per year): Festival Grounds Events for 50 or more persons; Banners in excess of those specifically described in this Specific Plan; Other uses as permitted in Section 9.40, Residential Development Standards of the La Quinta Zoning Ordinance. Uses Permitted with a Conditional Use Permit: Educational facilities and classrooms; Art galleries; Administrative Offices; Amphitheatre; C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 Other uses as permitted in Section 9.40, Residential Development Standards of the La Quinta Zoning Ordinance. Uses Requiring a Site Development Permit: Festival Grounds; Foundation Building; Parking Lots; Amphitheatre; Sculpture garden; Box office building; Headquarters events building; Restroom buildings; Parking lots; Native American Memorial; Permanent Signage; 55. The Foundation building shall not exceed 60,000 square feet in gross floor area, regardless of the number of storeys constructed. The word "footprint" when associated with 60,000 s.f. In the text shall be deleted. 56. The Specific Plan shall be modified to read that up to 20% of the total ground floor square footage of the Foundation building may be allowed to exceed 28 feet in height, subject to analysis of bulk and mass, and a line of sight study through the Site Development Permit process (pages 2, 14 of Specific Plan). 57. The Specific Plan shall be amended to read that "Set up" and "break down" activities in the festival grounds shall conform to the City's hours for construction activities, as stipulated in the noise ordinance (Municipal Code Section 6.08.050) (page 16 of Specific Plan). 58. Until such time as permanent restroom facilities are constructed, all Minor Use Permit applications shall include a site plan which identifies the specific location of all temporary restrooms. Consistent with the mitigation measures included in EA 00-394, such temporary restrooms shall be located at least 300 feet from the southern property line. 59. The first sentence of Section 1.2.2.4 shall be amended to read "According to Zoning Code, Table 401, aspects of this specific plan proposal also entail requirements for conditional use ("CUP") and minor use permits ("MUP")." (page 3 of Specific Plan). C:\My Documents\WPDOCS\SP042ArtsCOA.wpd 0 ; . Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 60. Table 2 of the Specific Plan, right hand column, 6th row, shall be amended to read "37 banners on -site." (page 4 of Specific Plan). 61. Table 2, Placement Restrictions, right hand column shall be amended to add "No banners shall be located within the landscaped parkway included in the Washington Street right-of-way." 62. A "Banner Plan" which identifies the ultimate location of all 37 on -site banners, shall be submitted for review and approval with the first Site Development Permit application. All minor use permit applications for the proposed project shall be consistent with the approved Banner Plan. 63. Table 3 of the Specific Plan, right hand column, Max. No. of Stories: the text within the parentheses shall be moved to the row above, Max. Structure Height. 64. All Site Development Permits for parking lot areas shall include landscaping areas, to be built to City standards and which protect plantings, along the vertical axis of the parking row. The Site Development Permit application shall include immediate landscaping of all row ends upon construction, and shall include a date -specific phasing plan for installation of landscaping along the parking rows. Once approved, the phasing plan shall be implemented by the applicant in a timely manner. 65. Parking lot lighting to City standards shall be provided either by temporary mobile light poles or by permanent lighting fixtures meeting City standards. A parking lot lighting plan shall be submitted with all parking lot Site Development Permit applications. Parking lot lights for any parking area which is to be hard - surfaced shall not exceed 24 feet in height and shall be directed downward. The lens shall be flush with the fixture. 66. The Specific Plan shall be amended to require 11 foot wide end stalls for all parking lot layouts. 67. The Specific Plan and subsequent Site Development Permit application for the artists' parking lot shall be amended to provide for 380 parking spaces, designed to meet City dimensional standards. 68. The Specific Plan text will be amended to refer to berming of 7.5 feet in height from the top of the Laguna de la Paz wall to the Festival grounds. The Site Development Permit application will include analysis which clearly demonstrates that the berming will provide adequate site line interruption to effectively reduce noise impacts. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 69. Five copies of the Final Specific Plan, with all amendments required above integrated into the document, and with these conditions of approval appended to the document, shall be submitted to the Community Development Department prior to the issuance of any permit. 70. Prior to issuance of a grading permit, the applicant shall submit a properly identified landscaping plan and accompanying irrigation plan for all landscaping on the site, for review and approval by the Community Development Department. The plans shall also include hardscape details for the main and secondary access points, including special pavement treatments. All plans shall be consistent with the adopted Specific Plan. 71. Landscape materials adjacent to the western property line shall be limited to native plants only, and shall be designed to transition with the adjacent natural terrain. 72. The project proponent shall comply with all mitigation measures contained in the Addendum to EA 00-394. PUBLIC TRANSIT 73. The project proponent will construct, as part of the Washington Street parkway improvements, a night -lighted bus shelter, which meets the requirements of both the City of La Quanta and the SunLine Transit Agency. Improvements will also include a bench and waste receptacle. DOMESTIC WATER AND SANITARY SEWER 74. Pursuant to the requirements of the Coachella Valley Water District (CVWD), the project proponent shall annex to Improvement Districts Nos. 55 and 82 for sanitation service, at such time as any permanent sanitary sewer improvements are made on the site. 75. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 76. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 FIRE DEPARTMENT 77. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of the water district, subject to the approval by the Riverside County Fire Department. 78. Automatic fire sprinkler systems are required in all new structures 5,000 square feet or greater in size, in accordance with La Quinta City Ordinance 8.08.090. The post indicator valve and fire department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. 79. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'6". Any portion of an exterior wall of the first story of any building shall be located within 150 feet from fire apparatus access as measured by an approved route around the exterior of the building. 80. Current proposed buildings will require a water system capable of delivering 1,500 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. It is recommended that the applicant provide water mains capable of providing a larger fire flow for the future 60,000 square foot building in accordance with the 1997 Uniform Fire Code, Table A-III-A-1. 81. The required fire flow shall be available from a Super hydrant(s) (6"x 4"x 2.5"x 2.5") located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travel ways. 82. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate the location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 83. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C:\My Documents\WPDOCS\SP042ArtsCOA.wpd J. Conditions of Approval Specific Plan 2000-042 La Quinta Arts Foundation May 23, 2000 84. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 85. All gates on -site shall be equipped with Knox boxes, or equivalent, to the satisfaction of the Fire Department. SCHOOL FEES 86. The project proponent shall demonstrate their exemption from the payment of school fees, in the form of a certification from the school district, prior to the issuance of a building permit. C:\My Documents\WPDOCS\SP042ArtsCOA.wpd s PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO THE CITY COUNCIL TO ALLOW A VISUAL AND PERFORMING ARTS FACILITY AND ASSOCIATED DEVELOPMENT. CASE NO.: CONDITIONAL USE PERMIT 00-048 APPLICANT: LA QUINTA ARTS FOUNDATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of May, 2000, hold a duly noticed Public Hearing to consider the request of the La Quinta Arts Foundation to allow a visual and performing arts facility and associated development. WHEREAS, said Conditional Use Permit request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 83-8, in that a Mitigated Negative Declaration under Environmental Assessment 00-394 has been recommended with mitigation measures for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation for approval of said Conditional Use Permit. 1. The Conditional Use Permit is deemed consistent with the City's General Plan in that the proposed project furthers the City's General Plan goals for a full service community. The use is consistent with the goals and policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. 2. The approval of this Conditional Use Permit is consistent with the Zoning code and Specific Plan in that construction of the Festival grounds, Foundation Building, amphitheatre and associated facilities will conform to development standards outlined in the Specific Plan namely parking, lighting, building height, landscaping and setbacks. 3. An Environmental Assessment has been prepared in accordance with CEQA, and a Mitigated Negative Declaration is to be prepared. 4. The proposed land uses will not create conditions materially detrimental to the public health, safety and general welfare or injurious to, or incompatible with other land uses in that an Environmental Assessment has been prepared with recommended mitigation measures reducing potentially negative impacts to a level of insignificance such as noise and lighting. C:\My Documents\WPDOCS\PCResoArtsCUP.WPD Planning Commission Resolution 2000-_ Conditional Use Permit 2000-048 La Quinta Arts Foundation 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 the Planning Commission does hereby recommend to the City Council approval of Conditional Use Permit 00-048 to allow a visual and performing arts facility and associated development, subject to the Conditions of Approval, attached hereto and made a part of as Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this 23rd day of May, 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\PCResoArtsCUP.WPD CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 00-048 LA QUINTA ARTS FOUNDATION May 23, 2000 GENERAL 1. The development shall comply with Specific Plan 00-042, and all applicable Conditions of Approval. 2. The approval of the Conditional Use Permit shall run concurrently with Specific Plan 00-042. C:\My Documents\WPDOCS\PCResoArtsCUP.WPD ATTACHMEN Architectural & Landscape Review Committee Minutes May 3, 2000 the project and does not affect any other project, he ham` no objections. 3. Associate Planner Greg Trousdell stated the proV)osetwo story unit will give a break to the single story roof linhad been used in the City before and this developer is brin back. 4. Committee Member Bobbitt asked why thetwo story unit was proposed. Committee Member Cunningha stated it was because there is a market for it. 5. Ms. Marty Butler, representing ntury-Crowell Communities stated they needed to increase a square footage of the houses to meet market demand. 6. Committee Member BobVtt stated he had no issues. 7. Committee Membe Cunningham stated it was attractive and brings diversity al asked how many two story units there would be. Ms. Butle stated that in Phase 2 there would be six and in Phase 3 se n, for a total of 13. Staff stated some of the two story unit backs up to the proposed City park. Discussion followe,d'regarding plotting of two story units. 8. Thye being no further discussion, it was moved and seconded by ommittee Members Cunningham/Reynolds to adopt Minute Motion 2000-010 recommending approval of Site Development Permit 99-648, Amendment #1, subject to conditions as B. Specific Plan 2000-042 Conditional Use Permit 2000-048, and Environmental Assessment 2000-394; a request of the La Quinta Arts Foundation for approval of Washington Street perimeter landscaping plans for an art and education facility. 1. Community Development Director Jerry Herman p resented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the landscaping plan does not identify the location of the plantings by species. CAMy I)ocumcnts\WPDOCSW,RC5-3-20.wpd 2 Architectural & Landscape Review Committee Minutes May 3, 2000 2. Ron Gregory, landscape architect for the project, stated he would submit an updated plan. This plan was a preliminary plan to identify the number and type of plant material. He was unaware that he was to identify each plant on the plan. Most of the plant material is native to Sonora desert and he has indicated the size range of the plant materials. 3. Committee Member Reynolds stated his concern is the problem with drainage and how it could affect the landscaping. How can you approve the landscaping plan when it is not known whether or not the grading plan will conform to landscape plan. On the plan there are two little retention basins located on the north side that will not accommodate the water. Staff noted the parking lot will all be used for retention. Committee Member Reynolds asked where the water would go once the parking lot fills up. Staff stated the basin is designed to hold the water. Committee Member Reynolds noted that a problem exists now as the church did not install any drainage when it was constructed. Mr. Ron Gregory asked where the water would be coming from. Committee Member Reynolds stated it would come from the church, street, mountain, and this project. 4. Committee Member Cunningham asked if a hydrology report was prepared. Staff stated it had been and will be reviewed by the Planning Commission. 5. Mr. Bob Wright, representing the La Quinta Arts Foundation, stated parking lots will be composed of gravel and will be three feet below the level of Washington Street. It was designed to handle a 100 year flood. In addition, there are retention basins on the southwest and northwest ends of the site and will handle the churches runoff as well. 6. Mr. Gregory stated this was a preliminary landscaping plan and if the grading study shows something different, they will modify their plan accordingly. 7. Ms. Christi Salamone, representing the La Quinta Arts Foundation, stated they have agreed to retain whatever drainage comes down Washington Street. Mr. Gregory stated they will have three to four feet of mounding to screen the lower grade parking. CAMy Documents\WPDOCS\ALRC5-3-20.wpd 3 Architectural & Landscape Review Committee Minutes May 3, 2000 8. Committee Member Cunningham asked what the area in the center left of the site were for. Staff stated it would be used for the festival and will be turf. 9. Committee Member Bobbitt stated he liked the layout and asked who will maintain this. Mr. Gregory stated the Foundation will put it out to bid. Committee Member Bobbitt asked if the Foundation would see that whoever is hired is trained on the correct method of pruning this type of native landscaping to see that they are maintained properly. He does not want to see balls and circles. Native plants shouuld not to be pruned in this manner. Mr. Wright stated the festival grounds will be developed first so the maintenance will be a major concern. The landscaping will not look like a poodle clipping. Mr. Gregory sated they too, have been disappointed with some of their projects where native materials have been used and the landscape gardeners prune the plant material like any other plant. On this project the spacing between shrubs is far apart to hopefully avoid this from happening. From a design aspect they can address this problem. Shrubs will grow to a full size before pruning to keep them from being pruned in funny shapes. Committee Member Bobbitt stated the tendency is to over plant for immediate impact. The City allows the building to cover a maximum area and that does not leave a lot of room for plants, but the developer is required to plant two trees. 10. Committee Member Bobbitt stated that from a tree standpoint, the use of decomposed granite as paving for the parking lot will be good for the planting of trees. Tree wells in parking lots do not provide space, irrigation, and aeration to allow tree growth. 11. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Reynolds to adopt Minute Motion 2000-01 1 recommending approval the Washington Street perimeter landscaping plans, as submitted. Unanimously approved. gflj• •• ► .. , ►,� .11 aR W. V. COMMITTEE MEMBER ITEMS: None CAMy Documents\WPDOCS\ALRC5-3-20.wpd 4