2000 09 12 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
September 12, 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 2000-061
Beginning Minute Motion 2000-014
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Cali
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
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A. Approval of the Minutes of the regular meeting on August 22, 2000,
B. Department Report
PC/AGENDA
V.
VI.
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PUBLIC HEARINGS:
A. Item ................. SITE DEVELOPMENT PERMIT 2000-683
Applicant .......... Tomra Pacific Inc./Replanet Recycling Centers
Location ........... 78-630 Highway 111 in front of Stater Brother:
Supermarket within the One Eleven Shopping Center.
Request ............ Review of architectural, landscaping, sign and site plans fo
a 496.5 square foot prefabricated recycling collectior
facility.
Action ............... Resolution 2000-
B. Item ................. ENVIRONMENTAL ASSESSMENT 83-009 ADDENDUM
GENERAL PLAN AMENDMENT 2000-070, ZONE CHANGE
2000-095, SPECIFIC PLAN 83-002 AMENDMENT #4, ANC
TENTATIVE TRACT MAP 29878
Applicant .......... KSL Land Holdings, Inc..
'Location ........... PGA West; bounded on the south by Avenue 58, west by
the Santa Rosa Mountains, north by Avenue 54 anc
bisected by Madison Street, and the southeast corner o1
PGA Boulevard and Avenue 54.
Request ............ Amend the General Plan Land Use Element from Community
Commercial to Medium Density Residential for a 22 acre
parcel; change the Zoning Designation from Community
Commercial to Medium Density Residential; modify the
development standards and design guidelines for PGA West;
and subdivide 22.21 acres into 60 residential lots, and other
miscellaneous lots.
Action ............... Resolution 2000- Resolution 2000- Resolutior
2000- , Resolution 2000- , Resolution 2000-
BUSINESS ITEMS:
CORRESPONDENCE AND WRITTEN MATERIAL
VI11. COMMISSIONER ITEMS
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
August 22, 2000
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:03
p.m. by Chairman Robbins who asked Commissioner Butler to lead the
flag salute.
B. Present: Commissioners Jacques Abels, Richard Butler, Tom Kirk, Robert
Tyler, and Chairman Steve Robbins.
C. Staff present: Assistant City Attorney John Ramirez, Planning Manager
Christine di lorio, Senior Engineer Steve Speer, Principal Planner Stan
Sawa, and Executive Secretary Betty Sawyer.
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III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Robbins asked if there were any corrections to the Minutes of
joint meeting of July 25, 2000. There being no corrections, it was
moved and seconded by Commissioners Abels/Tyler to approve the
minutes as submitted.
B. Department Report: None.
V. PUBLIC HEARINGS:
A. Environmental Assessment 98-367, General Plan Amendment 98-049,
Zone Change 98-088, Specific Plan 99-041. and Conditional Use Permit
2000-05, a request of KSL Development Corporation for certification of
a Final Environmental Impact Report, a General Plan Amendment to
change Low Density Residential to Tourist Commercial, a Zone Change
from Low Density Residential to Tourist Commercial, review of
development guidelines and standards for "Villa La Quinta" Specific Plan
a multi -phased resort timeshare; and a Conditional Use Permit to allow
timeshare development in a Tourist Commercial Zone, for the property
located west of Eisenhower Drive and north/northwest of Avenida
Fernando.
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Planning Commission Minutes
August 22, 2000
1. Chairman Robbins opened the public hearing and asked for the
staff report. Planning Manager Christine di lorio informed the
Commission that the applicant has requested a continuance of this
project to October 10, 2000.
2. There being no questions of staff or public comment, it was
moved and seconded by Commissioners Kirk/Tyler to continue this
item to October 10, 2000. Unanimously approved.
B. Site Development Permit 2000-682; a request of Anthony and Wanda
Matranga - World Gym for approval of architectural, landscaping, and site
plans for the construction of a 15,500 square foot commercial building
for use as a fitness center located on Lot 8 of Parcel Map 29351 within
La Quinta Corporate Center, Highway 111 and Dune Palms Road.
1. Chairman Robbins opened the public hearing and asked for the
staff report. Planning Manager Christine di lorio presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler asked about where the post office will be in
relation to this project.
3. Commissioner Abels asked staff to identify on the site plan where
the gas station, USA Petroleum, was located. Staff noted its
location as well as the location of the self storage facility.
4. Commissioner Tyler asked why the decorative grid pattern was
added to the second story. Staff stated because it was at a higher
elevation than the other buildings it could always be visible.
5. Commissioner Butler asked why a colored elevation was not
submitted. Staff stated the applicant would present it during their
presentation.
6. Commissioner Tyler asked why a condition had not been added
regarding the sign program. Staff stated that if it is in
conformance with the Specific Plan sign program then it is staff
approval. Commissioner Tyler asked if the lighting plan would
include parking lot lighting as none was shown on the plan. Staff
stated it will be in conformance with the Specific Plan lighting
program.
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Planning Commission Minutes
August 22, 2000
7. Chairman Robbins asked about the grading plan specifically, it
appears the entire site will drain to the middle of the project and
has no apparent outlet, and no capacity to conform with
Conditions #12 or #13 to hold the 100 year storm on site and to
have a routed way for excess flow from the site. Senior Engineer
Steve Speer stated the second half of the first sentence of
Condition #12 states, "or otherwise directed to its storm drain
system approved by City Engineer." Chairman Robbins asked if
there was a storm drain system on this site. Staff stated the
applicant must get the drainage to the street and once it gets to
the street it will find its way to the storm drain system. They
have the right to present what they want to build and staff
conditions it to City standards. Chairman Robbins asked if they
could have a common retention basin or if it would have to drain
to the Channel. Staff stated they would have to redesign their
drainage system to ensure it would drain to the Channel.
Chairman Robbins stated that if it is going to the Channel, it seems
there should be a condition regarding nuisance water. Staff stated
the master developer of the center is conditioned, under the
Specific Plan, to drain and filter all water into the Channel.
8. Chairman Robbins asked if the applicant would like to address the
Commission. Mr. Mark Valentino, architect representing World
Gym, stated he was available to answer any questions.
9. Chairman Robbins asked if there was any other public comment,
There being none, Chairman Robbins closed the public participation
portion of the hearing and opened the project for Commission
discussion.
10. Commissioner Tyler asked that the staff report on Page 2 be
corrected to read, "south, east".
11. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abels to adopt Planning Commission
Resolution 2000-052 approving Site Development Permit 2000-
682, subject to the conditions as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
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Planning Commission Minutes
August 22, 2000
C. Village Use Permit 2000-003; a request of Coronel Enterprise, Inc. for
approval of architectural, landscaping, lighting and site plans for multi -
tenant office building located on the west side of Avenida Villa, south of
Calle Tampico, north of Frances Hack Park within "The Village".
1. Chairman Robbins opened the public hearing and asked for the
staff report. Planning Manager Christine di lorio presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Kirk stated the staff report references The Village
at La Quinta Guidelines "require", and asked whether the
Guidelines require anything. Staff noted the word should be
"recommend".
3. Commissioner Tyler stated it was his understanding the
Architectural and Landscaping Review Committee wanted the
ornamental wrought iron on the staircase. Staff stated it was
added to the conditions. Commissioner Tyler asked about the
condition that allows traffic to flow through the applicant's
parking lot to get to the adjacent property. Who requested
Condition #41 ?. Senior Engineer Steve Speer stated it is a
common requirement to have the applicant provide reciprocal
access across the alleyways in commercial areas. The applicant
did not ask for it. The lots in this area are very narrow and the
applicants will have to provide parking in the rear. Therefore this
provision provides for an alternate way to pass through instead of
individual driveways on each lot. Commissioner Tyler asked how
far will this go, just to the next lot, or across tp the street? Staff
stated the easement should cascade to the end of the block.
Commissioner Tyler stated this would turn the parking lot into an
alleyway. Staff stated it would be a parking lot. Commissioner
Tyler stated he would prefer if access was restricted to the next
lot over and if they had trouble obtaining the two lots, they could
come in the other way so there would not be a raceway. He
would like this added to Condition #41 that access be limited to
vacant property to the north, Lot 9. Commissioner Tyler asked
where staff was requesting a firewall on rear lot line. Planning
Manager Christine di lorio stated it was on the north property line.
Commissioner Tyler asked how high the building wall would be.
Staff stated 19 feet, the top of the roof tile is 24 feet 6 inches.
Discussion followed regarding the wall.
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Planning Commission Minutes
August 22, 2000
4. Commissioner Butler agreed that architectural detail was needed
on the wall facing the alleyway. Staff noted they could work with
the applicant to add detail.
5. Chairman Robbins suggested they use popouts. Staff noted the
Commission recommended a grid technique with the Starbucks
building.
6. Commissioner Tyler stated the parking was minimal and then the
garage is to be used for storage, not parking. Staff stated the
intent is to be used for parking.
7. Commissioner Butler asked if this building had a garage, could this
later be used as a loft house in the Village. Staff stated it was a
possibility, but the owner would need a new or revised Village Use
Permit.
8. Commissioner Kirk asked if staff thought this was under parked.
Staff stated no.
9. Chairman Robbins stated somewhere in the Village there is a new
building was being constructed and no consideration was given for
placement of the water meter and detector check that sticks out
of the ground and no place was set aside for the fire detector
check. On this building in the front there is nothing but sidewalk
and no place for a water meter or above ground fire detector
check. When staff is reviewing plans, they need to be aware of
this.
10. Chairman Robbins asked if the applicant would like to address the
Commission. Mr. Zeke Coronel, applicant, stated he would work
with the Commission and/or staff to improve the building.
11. Commissioner Tyler stated he was glad to see a building being
built in the Village. He had already expressed his concern on the
blank wall facing the alley. Mr. Coronel stated his designer Skip
Lynch may have some ideas. He would suggest landscaping, or
popouts. Commissioner Tyler suggested he work with staff to get
some additional architectural details.
12. Commissioner Abels stated he was in favor of project but would
like to see more detail on the plans so the Commission can come
to a conclusion. The information presented is sketchy.
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Planning Commission Minutes
August 22, 2000
13. Mr. Skip Lynch stated he had submitted colored renderings, and in
reference to the alley elevation, the wall is recessed and windows
could be added on the top floor. There will be buildings in front
sometime in the future, that is why they did not add the detail. As
it relates to the water meter, it is their hope to have it located
under the stairwell where it will be out of the way.
14. Commissioner Tyler asked if the applicant had any objection to
providing access through his parking lot for the adjoining property
owner when he developed his property. Mr. Coronel stated he had
no objection. Commissioner Tyler asked if he had any objection to
paying for the improvements for the north one-half of the alley
along his frontage. Staff would revise the condition.
15. Chairman Robbins asked if there was any other public comment,
There being none, Chairman Robbins closed the public participation
portion of the hearing and opened the project for Commission
discussion.
16. Commissioner Kirk agreed with all suggestions and approved of
the windows for architectural detail, but in regard to the cascading
parking, he agrees with staff's recommendation because of the
alleys and dense network of streets, it is an opportunity to make
the parking for those lots more efficient. The City will be able to
take out some of the asphalt on future projects and maybe even
increase the floor area ratio.
17. Chairman Robbins stated he agrees with staff's recommendation.
18. There being no further discussion, it was moved and seconded by
Commissioners Abels/Tyler to adopt Planning Commission
Resolution 2000-053 approving Village Use Permit 2000-003,
subject to the conditions as submitted/amended:
a. Condition #9b: revised to state "along the property
frontage".
b. Condition #41: corrected to state the property to the north
C. Condition #42: add "prior to issuance of building permit
staff is to work with the applicant to provide design
articulation on the south elevation, i.e. windows along the
second floor.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
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Planning Commission Minutes
August 22, 2000
C. General Plan Amendment 2000-069 Specific Plan 90-015 Amendment
#3, Specific Plan 90-017 Amendment #1 Tract 28838 Amendment #1
Tract 29136 Amendment #1. and Tract 29147 Amendment #2; a
request of KSL Development Corporation/Forrest Haag 1.) to amend the
General Plan Policy 3-6.3.2 to require Arterial streets to have sidewalks
only on one side if a multi -purpose trail is required on the other side of
the street; and 2.) To amend the above -noted specific plans and tracts
to eliminate the required sidewalk on the east side of Madison Street for
the property located on the east side of Madison Street, north of Airport
Boulevard to 58th Avenue.
1. Chairman Robbins opened the public hearing and asked for the
staff report. Principal Planner Stan Sawa presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Kirk commended the applicant on his presentation.
3. Chairman Robbins asked if the applicant would like to address the
Commission. Mr. Forrest Haag, representing KSL, stated he had
no questions.
4. Chairman Robins asked if there was any liability regarding horses
and people on the same path. Staff stated Council recommended
it be multi -purpose and not exclusively an equestrian trail.
5. Chairman Robbins asked if there was any other public comment,
There being none, Chairman Robbins closed the public participation
portion of the hearing and opened the project for Commission
discussion.
6. There being no further discussion, it was moved and seconded by
Commissioners Abels/Tyler to adopt Planning Commission
Resolution 2000-054 recommending approval of General Plan
Amendment 2000-069.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Tyler, and
Chairman Robbins. NOES: None. ABSENT: None.
ABSTAIN: None.
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Planning Commission Minutes
August 22, 2000
7. It was moved and seconded by Commissioners Abels/Butler to
adopt Planning Commission Resolution 2000-055 recommending
approval of Specific Plan 90-015, Amendment #3, subject to the
Findings and Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
8. It was moved and seconded by Commissioners Kirk/Tyler to adopt
Planning Commission Resolution 2000-056 recommending
approval of Specific Plan 90-017, Amendment #3, subject to the
Findings and Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
9. It was moved and seconded by Commissioners Kirk/Abels to adopt
Planning Commission Resolution 2000-057 recommending
approval of Tract 28838, Amendment #1, subject to the Findings
and Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
10. It was moved and seconded by Commissioners Abels/Kirk to adopt
Planning Commission Resolution 2000-058 recommending
approval of Tract 29136, Amendment #1, subject to the Findings
and Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
11. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2000-059 recommending
approval of Tract 29147, Amendment #2, subject to the Findings
and Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners
Chairman Robbins.
ABSTAIN: None.
Abels, Butler, Kirk, Tyler, and
NOES: None. ABSENT: None.
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Planning Commission Minutes
August 22, 2000
D. Site Development Permit 99-653 Amendment #1; a request of KSL
Development Corporation/Forrest Haag for redesign of the Norman Golf
Course Maintenance Facility northwest corner of Tiburon Drive and
Airport Boulevard within the Norman Course.
1. Chairman Robbins opened the public hearing and asked for the
staff report. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler asked if there was a wall between the
maintenance yard and golf course. Staff stated there was a six or
seven foot high wall.
3. Chairman Robbins asked if there was a wall on the south side.
Staff stated a perimeter wall six feet in height is constructed.
4. Commissioner Tyler asked the height of the peak of the roof.
Staff noted the highest point was 14 feet, the original structure
was slightly over 19 feet.
5. Chairman Robbins asked if it would be seen from Airport
Boulevard. Staff noted it would not if they provide the heavy
landscaping as recommended.
6. Chairman Robbins asked if the applicant would like to address the
Commission. Mr. Forrest Haag, representing KSL, stated it is a
conversion of a building to a more efficient shed building. It is a
low profile as compared to the previous design. He only concern
is in regard to the condition which requires 72" box trees. The
perimeter landscaping that covers Tiburon and Airport Boulevard
which are approved by CVWD, have 42" box. He is requesting a
compromise of a 60" box trees. The Code requires 24" box trees
and they went to a 42" box tree, as it is at their entrance.
7. There being no questions of the applicant, Chairman Robbins
asked if there was any other public comment. There being none,
Chairman Robbins closed the public participation portion of the
hearing and opened the project for Commission discussion.
8. Commissioner Abels asked how staff why they were asking for a
72" box as he agrees with the applicant that a 60" box tree would
be sufficient.
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Planning Commission Minutes
August 22, 2000
9. Commissioner Butler asked staff if the requirement to use fast
growing trees wouldn't satisfy the problem. Staff stated that was
a possibility, but even with a fast growing tree, it will be two or
three years before it will effectively screen the building.
10. Commissioner Abels asked if 72" was ever required before. Staff
stated it was not required very often. Commissioner Abels
suggested specifying the calipher instead of box size. Staff
suggested height in order to get the building screened.
11. Commissioner Butler stated the problem is to screen the building
and suggested staff work with the applicant to adequately screen
the building.
12. Commissioner Kirk suggested staying with a 42" box as requested
by the applicant as minimum, and work with applicant to achieve
the desired landscaping.
13. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Abets to adopt Planning Commission
Resolution 2000-060 approving Site Development Permit 99-653,
Amendment #1, subject to the conditions as amended:
a. Condition #28: Require a minimum of a 42" box tree and
work with staff to reach the desired heavy landscaping.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Tyler, and
Chairman Robbins. NOES: None. ABSENT: None.
ABSTAIN: None.
A
A. Temporary Use Permit 2000-256; a request of KSL Desert Resorts, Inc.
for approval of 10th Annual Mariachi Festival to be held on September 2
and 3, 2000, at the La Quinta Hotel and PGA West Tennis Fitness
Center.
1 . Chairman Robbins 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.
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Planning Commission Minutes
August 22, 2000
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler asked if there had been any problems in the
past years. Staff stated they knew of none.
3. Commissioner Butler stated its acceptable as long as the
homeowners are satisfied.
4. Chairman Robbins asked if the applicant would like to address the
Commission. Mr. Maury Mortensen, Director of Security Loss
Prevention for KSL Desert Resorts, explained the parking and
lighting for the parking lots. They will be notifying homeowners
within 500 feet of the lights that will be used. There will be
providing more than 272 for overflow parking spaces; closer to
600-700 spaces. There would be three Riverside County Sheriffs
at each of the locations on Avenida Fernando, the main entry to
the Hotel and directing traffic at 50th Avenue and Eisenhower
Drive as the flow can be heavy at the 6:00 p.m. hour. In addition,
they will have volunteers as well as the Hotel's own security
people watching cars inside the complex. Shuttle service will be
provided to move people back and forth from the Hotel.
5. Commissioner Tyler asked if the dirt would be treated. Mr.
Mortensen stated they would be doing so.
6. Chairman Robbins asked if there was any other public comment,
There being none, Chairman Robbins closed the public participation
portion of the meeting and opened the project for Commission
discussion.
7. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abets to adopt Minute Motion 2000-012
approving Temporary Use Permit 2000-256, subject to the
conditions as submitted. Unanimously approved.
B. Temporary Use Permit 2000-255; a request of A to Z Party Rentals for
approval of a meal and seating tent for 500 people from August 26,
2000 to September 3, 2000 for the Los Flores parking area at the La
Quinta Hotel.
I . Chairman Robbins 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.
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Planning Commission Minutes
August 22, 2000
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Kirk questioned whether the Commission should be
conditioning every event at the Hotel to have a temporary use
permit. Staff stated it was only required when the public parking
areas are taken out of use.
3. Chairman Robbins asked if there was any other public comment,
There being none, Chairman Robbins closed the public participation
portion of the meeting and opened the project for Commission
discussion.
4. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Minute Motion 2000-013
approving Temporary Use Permit 2000-256, subject to the
conditions as submitted. Unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS:
A. Commissioner Tyler gave a report of the Council meeting of August 15,
2000.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Tyler/Butler to adjourn this regular meeting of the Planning Commission to the next
regular meeting of the Planning Commission to be held September 12, 2000, at 7:00
p.m. This meeting of the Planning Commission was adjourned at 8:20 p.m. on August
22, 2000.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
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PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 12, 2000
CASE NO.: SITE DEVELOPMENT PERMIT 2000-683
APPLICANT: TOMRA PACIFIC INC./REPLANET RECYCLING CENTERS
PROPERTY OWNER: WASHINGTON PLAZA ASSOCIATES
REQUEST: REVIEW OF ARCHITECTURAL, LANDSCAPING, SIGN AND
SITE, PLANS FOR A 496.5 SQUARE FOOT
PREFABRICATED RECYCLING COLLECTION FACILITY
LOCATION: 78-630 HWY. 111, IN FRONT OF STATER BROTHERS.
SUPERMARKET, WITHIN THE ONE ELEVEN SHOPPING
CENTER
GENERAL PLAN
DESIGNATION: MIXED/REGIONAL COMMERCIAL (M/RC)
ZONING DESIGNATION: ON -SITE: REGIONAL COMMERCIAL (CR)
NORTH: WATERCOURSE (W)
SOUTH: REGIONAL COMMERCIAL (CR), ACROSS
HWY. 1 1 1
EAST: COMMERCIAL PARK (CP) AND
REGIONAL COMMERCIAL (CR), ACROSS
ADAMS STREET
WEST: COMMUNITY COMMERCIAL (CC), ACROSS
WASHINGTON STREET
ENVIRONMENTAL
CONSIDERATIONS: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS REQUEST IS
EXEMPT FROM ENVIRONMENTAL ASSESSMENT
PURSUANT TO SECTION 15303 (C) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
The applicant desires to replace the existing small recycling collections facility within
the One Eleven Shopping Center, from behind Stater Bros. grocery store to the front
of the store with a new collections facility, within the parking lot area (Attachments
P:\PCrptSDP 200C-683TomraPacificg-6-2000wpd.wpd
1 & 2). The facility will be both staffed and automated with reverse vending machines
(RVM's) and will accept glass and plastic bottles, and aluminum cans. The proposed
recycling facility is contracted for by Stater Bros. market in compliance with state
recycling laws, and has the potential of being at this site for several years as the 3
to 5 year contractual agreement between Stater Bros. and Tomra Pacific will
automatically be renewed as long as all is well.
The proposed 12-foot high prefabricated steel building will contain 216 square feet
(12' x 18') of floor area (see Site Elevation 1 in Attachment 3 exhibit booklet). It will
face west and take up all or a portion of 5 existing parking spaces. Two steel roll -off
containers (21' x 16.5') are inserted four feet into the rear of the structure leaving
17' in length remaining outside and visible (see Site Elevation 4 in Attachment 3). The
floor area of the containers, outside of the structure, totals 280.5 square feet,
bringing the total area for the facility to 496.5 square feet (see Site Elevation 5 in
Attachment 3).The roll -off containers are enclosed except for the front and rear gates
for access.
The proposed building will have a pitched, simulated S-tile, brick -orange colored steel
roof with a 12-inch overhang. The front of the building (see Site Elevation 3 in
Attachment 3) will feature two automated reverse vending machines on each side of
a 6-ft. wide pedestrian roll -up door. In front of the structure are portable stanchions
at each side to direct pedestrian traffic during hours that the facility is staffed,
inspection weighing barrels, and a trash barrel (see Site Elevation 6 in Attachment 3).
The barrels and stanchions are stored inside the structure when it is not staffed.
All elevations (see Site Elevation 2 in Attachment 3) consist of plain steel walls
painted light gray. Four-color graphic murals are depicted on the elevations and
containers (see Exhibits 1, 11 and 13 in Attachment 3).
No landscaping is proposed. Existing parking lot landscaping consists of a planter
located at the end of the parking lot row with a rhus /ancea (African sumac) tree and
yellow lantana groundcover.
Lighting
Proposed exterior lighting fixtures are specified on Exhibit 14 of Attachment 3. They
include shielded wall washers under the side roof overhang, flush down lights under
the roof overhang and one over each RVM, and 48-inch long flourescent strip fixtures
P-\PCrptSDP 2000-683TomraPacific9-6-2000wpd.wpd
(each with two 32-watt bulbs) with prismatic diffusers mounted inside roof overhang
over the dormer and over the doorway.
A variety of building -mounted signs are proposed for the facility. They include
company signs and logos, artistic graphics on the walls of the structure and the
containers, and state -required signs. On the facade dormer, the applicant proposes
a storefront sign face that is 5' 1 1.5" wide by 2' 11 " high (21.69 total square feet),
with vinyl logo letters and design in sapphire blue, Aruba blue, and teal, on a white
background. The copy reads "rePLANET" and "TOMRA", and is 3' 2" wide by 2' 7"
high (8.16 square feet) in size. The sign is externally illuminated by the flourescent
fixtures described above.
The roll -up door will have a four-color vinyl graphic mural design, with structures and
people and a rePLANET logo in the center. The graphic will have an anti -graffiti
laminate, and measure 6' wide x 6' high (36 square feet). On the panel above the roll -
up door is a sign that reads "Recycling Center" measuring 5' wide by 6" Ngh, in
sapphire blue letters
Each side of the structure will have a vinyl rePLANET wall graphic mural measuring
11' 10" wide x 6' high (70.98 square feet) in four colors. These graphics also have
the anti -graffiti laminate.
Container signs consist of a vinyl graphic in sapphire blue and dark teal, light teal, and
white covering 19% of the visible space on each container. The copy reads "Do More
Then Recycle", "rePLANET", and "TOMRA" withe the logo design.
Inside the store front is a state -required price sign that is 12.49 square feet. This sign
indicates the materials purchased, and price per pound. It will only be visible when
the roll -up door is open. Above the RVM's are state -required hours signs consisting
of vinyl letters and graphics totaling 8.81 square feet in size, in sapphire blue and
white.
Lejer-jr.44_.
The proposed recycling collection facility is certified by the California Department of
Conservation and meets the requirements of the California Beverage Container &
Litter Abatement Act of 1986 (AB 2020). The normal hours for staffed operation are
Tuesday through Saturday, 10:00 a.m. to 5:00 p.m. (Lunch 1:00 to 1 :30 p.m.). The
restroom facilities inside Stater Bros. market are made available for facility staff use.
The automated beverage container identification unit (RVM) will operate in
accordance with local ordinances. Upon arrival at the site, the customer's
P:\PCrptSDP 2000-683TomraPacific9-6-2000wpd.wpd
commodities are weighed and placed directly in the appropriate container. The value
of the commodity is entered into the computer and the customer is given a voucher
that can be cashed or used towards purchases in the host store (Stater Bros.). No
commodities are permitted to be left outside of the facility.
The individual 21' roll -off storage containers are picked up using a standard roll -off
truck. The total length of the ruck is 29' while carrying a 21' roll -off container. The
roll -off truck picks up the container by backing up to the back end, lowering the truck
rails so as to enable the container to be pulled up onto the truck with the steel cable
that is controlled by the driver from inside the truck. Roll -off containers are picked up
when they have been filled with recyclable beverage containers. The roll -off
containers are placed such that the truck can back into them with approximately 50'
running room for the truck. Pick-ups occur about 3 to 5 times per month. The
proposed facility faces west, so as to allow enough room for the truck to have 50 ft.
of clear space behind the containers for easy access for the exchange. The applicant
proposes to conduct early morning pick-ups, between 6:00 a.m. to 7:00 a.m., to
avoid heavy consumer traffic throughout the shopping center. The drivers are
instructed to wait in the area up to two hours before leaving, if the area is blocked
by parked cars.
This request was advertised in the Desert Sun newspaper on September 1, 2000, and
mailed to all property owners within 500 foot of the project site. Additionally, staff
mailed a project transmittal to each tenant within the shopping center. As of
September 7, 2000, one letter has been received regarding this project (Attachment
4).
INMOMMIJ-3MIM..i
Findings necessary to approve this request per Zoning Code Section 9.210.010 (Site
Development Permit) can be made, and are contained in the attached Resolution with
the exception of the following Findings:
1. Consistency with Zoning Code and Specific Plan. As conditioned, the
proposed recycling collections facility is consistent with Section 9.100.190
(Recycling collection facilities) as the proposed facility is a recycling facility
mandated by State law. To mitigate various issues, staff recommends various
conditions of approval pertaining to exterior color, landscaping, and circulation
that will provide for increased compatibility within the shopping center, and
meet the intent of Specific Plan 89-014, while complying with state recycling
laws mandating the provision for such recycling collection facilities.
P:\PCrptSDP 2000-683TomraPacific9-6-2000wpd.wpd
2. Architectural Design. The proposed building architecture is incompatible with
the architectural guidelines of the adopted One Eleven Shopping Center
Specific Plan in that the colors and materials are not compatible with the
existing buildings within the center. To mitigate the color and materials
incompatibility as much as feasible, staff recommends in Condition No. 21 that
the building walls, roof, and containers be painted to be compatible with the
exterior colors of either Stater Bros. market or the Auto Club building.
3. Site Design. As designed and conditioned, the proposed facility will not conflict
with established and required parking spaces within the shopping center. The
area designated for container loading will be controlled by Condition No. 23
which requires that the applicant place temporary signs (all-weather sign on a
Type 2 barricade subject to approval by the City Engineer) within the parking
spaces that are within the designated loading area no sooner than 24 hours
ahead of truck arrival, and remove the signs immediately after the truck has
departed.
4. Landscape Design. No additional landscaping is proposed around the facility,
To mitigate this lack and to screen and soften the look of the facility, staff
recommends in Condition No. 10 that a landscape plan be submitted to the
City with two saw -cut planters, one on each side of the facility, for which one
24-inch box size, minimum 10 foot tall rhus /ancea (African sumac) tree is to
be planted in each planter, with 5 gal. shrubs planted in clusters around the
trees, in compliance with Sections 9.100.040 and 9.150.080 of the Zoning
Code and subject to Community Development Department approval.
5. Sign Program. The approved sign program for the shopping center does not
provide for the type of signs and graphic murals proposed for the recycling
facility. State law regulates certain signs for the facility, for which the City
does not have discretionary consideration. The remaining signs and murals are
standard for the prefabricated structures and containers, and include the
applicant's business logo text and design, as well as graphic murals, Staff
recognozes that the recycling facility is not a typical shopping center building
and recommends that the adopted sign program not apply in this case, rather
that the proposed signs and graphics be allowed as presented.
Adopt Planning Commission Resolution 2000-_ approving Site Development Permit
2000-683, subject to the attached Findings and Conditions of Approval.
P:\PCrptSDP 2000-683TomraPacific9-6-2000wpd.wpd
Attachments:
1. Location Map
2. Site Plan
3. Exhibit booklet
4. Letter dated August 31, 2000
Prepared by:
Leslie Mouriquand, Associate Planner
P:\PCrptSDP 2000-683TomraPacific9-6-2000wpd.wpd
Submitted by:
Christine di lorio, � f tanning Manager
PLANNING COMMISSION RESOLUTION 2000-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
ARCHITECTURE, LANDSCAPE, AND SITE PLANS FOR
INSTALLATION OF A 496.5 SQUARE FOOT
PREFABRICATED RECYCLING COLLECTION FACILITY IN
FRONT OF STATER BROS. MARKET, WITHIN ONE ELEVEN
LA QUINTA CENTER, SUBJECT TO CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 2000-683
APPLICANT: TOMRA PACIFIC INC./REPLANET RECYCLING CENTERS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 12T" day of September, 2000, hold a duly noticed Public Hearing to
consider the request of Tomra Pacific Inc./rePlanet Recycling Centers to approve the
architecture, landscape, and site plans for a 496.5 square foot prefabricated recycling
collections facility in the parking lot in front of Stater Bros. Market, in the CR zone
district, located north of State Highway 1 1 1, east of Washington Street, more
particularly described as:
ASSESSORS PARCEL NUMBER 604-050-031
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the Community Development Director
has determined this request is exempt from environmental review pursuant to Section
15303(C) of the California Environmental Quality Act; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. Consistency with General Plan. The proposed prefabricated recycling
collections facility site is designated as Mixed/Regional Commercial (M/RC), and
the proposed facility is consistent with the goal to promote recycling and to
ensure that there is adequate opportunity available to redeem containers at
convenient locations, as contained in the Source Reduction and Recycling
Element adopted by the Coachella Valley Association of Governments, for
which the City of La Quinta is a signatory.
P:\LESLIE\PCRESsdp2000-683tOMRAPACI FIC9-12-OO.wpd
Planning Commission Resolution 2000-
Site Development Permit 2000-683
Tomra Pacific Inc./rePlanet Recycling Centers
September 12, 2000
2. Consistency with Zoning Code. As conditioned, the proposed prefabricated
recycling collections facility is consistent with Section 9.100.190 (Recycling
collection facilities) as the proposed facility is a recycling facility mandated by
state recycling laws.
3. Compliance with CEQA. The La Quinta Community Development Director has
determined that this request is exempt from environmental assessment
pursuant to Section 15303 (C) (New Construction or Conversion of Small
Structures) of the California Environmental Quality Act as the proposed 496.5
square foot recycling collection facility is an accessory use within an existing
shopping center, not involving the use of significant amounts of hazardous
substances, not exceeding 2,500 square feet of floor area, where all
necessary public services and facilities are available, and the surrounding area
is not environmentally sensitive.
4. Architectural Design. As conditioned, the architectural design of the proposed
facility will be compatible with the existing structures within the One Eleven
Shopping Center (SP 89-014) with respect to the color of the building's walls,
roof, and containers.
5. Site Design. As designed and conditioned, the proposed facility will not
conflict with established parking spaces and parking lot circulation, as the
applicant is required to place temporary no parking signs (all-weather sign on
a Type 2 barricade) within the parking spaces that are within the designated
loading area no sooner than 24 hours ahead of truck arrival, and remove the
signs immediately after the truck has departed.
6. Landscape Design. As conditioned, landscaping will be required that will
soften and visually screen the recycling facility to provide for additional
compatibility with the existing landscaping within the shopping center.
7. Sign Program. The approved sign program for the shopping center does not
provide for the type of signs and graphic murals proposed for the recycling
facility. State law regulates certain signs for the facility, for which the City
does not have discretionary consideration. The remaining signs and murals are
standard for the prefabricated structures and containers, and include the
applicant's business logo text and design, as well as graphic murals. Staff
recommends that the recycling facility is not a typical shopping center building
P:\LESLIE\PCRESsdp2000-683tOMRAPACI FIC9-12-OO.wpd
Planning Commission Resolution 2000-
Site Development Permit 2000-683
Tomra Pacific Inc./rePlanet Recycling Centers
September 12, 2000
and recommends that the adopted sign program not apply in this case, rather
that the proposed signs and graphics be allowed as presented.
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 2000-683 for the
reasons set forth in this Resolution, subject to the Conditions labeled Exhibit
"A", attached hereto;.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 12th day of September, 2000, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
P:\LESLIE\PCRESsdp2OOO-683tOMRAPACIFIC9-12-00.wpd
PLANNING COMMISSION RESOLUTION 2000-
CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2000-683
TOMRA PACIFIC INCJREPLANET RECYCLING CENTERS
SEPTEMBER 12, 2000
GENERAL
The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the
"City"), its agents, officers and employees from any claim, action or proceeding to attack,
set aside, void, or annul the approval of this Site Development Permit. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. Prior to the issuance of 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
• Imperial Irrigation District (IID)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approval of the plans.
3. This development shall be subject to the provisions of the Development Impact Fee
Program in effect at the time of building permit issuance.
4. Prior to issuance of a grading permit, the applicant shall acquire easements and approvals
as necessary for construction of this site and the specific improvements required herein.
5. 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.
STREET AND TRAFFIC IMPROVEMENTS
6. 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.)
P:QLES1,1E\pccoaSDP2000-683TomraPacifc9-12-OO.wpd Printed September 1, 2000 Page I of 4
A. Parking Lot -
The location and nature of the recycling structure, containers, and landscaping shall
meet the approval of the City Engineer.
7. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, if required.
8. The applicant may be required to extend improvements beyond development boundaries
to ensure they safely integrate with existing improvements (e.g., traffic control devices and
transitions in alignment).
9. The City will conduct a final inspection of the recycling facility only after the landscape
planters are complete.
LANDSCAPING
10. Prior to issuance of a building permit, the applicant shall submit to the Community
Development Department, a landscaping/irrigation plan featuring the following:
a. Two saw -cut planters with curbs, one on each side of the facility. The planter on the
north side of the facility shall encompass the remaining portion of the eastern -most
parking space. The planter on the south side shall encompass the remaining portion
of the eastern -most parking space.
b. Within each new planter one 24-inch box size, minimum 10-feet tall rhus lancea
(African sumac) tree is to be planted.
C. Within each new planter, 5 gal. shrubs shall be planted in clusters around the trees.
d. All landscaping shall be consistently maintained in a healthy condition or replaced.
11. Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer.
QUALITY ASSURANCE
12. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
13. 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.
14. 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.
P:\I.ESLIF.\pccoaSDP2000-683TomraPacifc9-12-OO.wpd Printed September 1. 2000 Pagc 2 o1A
MAINTENANCE
15. The applicant shall make provisions for continuous, perpetual maintenance of all on -site
improvements, perimeter landscaping, and access drives.
FEES AND DEPOSITS
16. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application for
plan checking and permits.
FIRE DEPARTMENT
Conditions are subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within twelve (12) months. Final conditions will be addressed
when architectural building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted. All questions regarding the meaning of the
Fire Department conditions should be referred to the Fire Department Planning & Engineering
staff at (760) 863-8886.
17. All buildings shall be accessible by an approved all-weather roadway extending to within
150' of all portions of the exterior wall of the first story.
18. The minimum dimensions for fire apparatus access roads entering and exiting this project
shall have an unobstructed width of not less than 20 feet in each direction and an
unobstructed vertical clearance of not less than 13 feet 6 inches.
19. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in
rating. Contact certified extinguisher company for proper placement of equipment.
MISCELLANEOUS
20. All public agency letters received for this case are made part of the case file documents
for plan checking processes.
21. Prior to final inspection, the recycling structure (including roof) and containers shall be
painted to match the exterior colors of either Stater Bros. Market or the Auto Club building,
subject to Community Development Director approval.
22. The facility shall be maintained in a like -new condition at all times.
23. For the life of the operation, the applicant shall place temporary signs (all-weather sign on
a Type 2 barricade, subject to the approval of the City Engineer) within the parking spaces
that are within the designated loading area no earlier than 24 hours and no later than 6
hours prior to the arrival of the roll -off trucks to empty the containers. The barricades and
signs shall be removed immediately after the truck has departed.
24. For the life of the operation, the emptying of the recycling containers shall be performed
between 6:00 a.m. and 7:00 a.m.
PA SIdE',pccoaSDP2000-683TomraPacifc9-12-OO.wpd Printed September I. 2000 Page 3 of 4
25. No additional signs, graphics, or murals are permitted for this project other than those
indicated in the approved exhibits, as required by these conditions of approval, or as
mandated by State recycling laws. No internal illumination of signs is permitted. All signs
and murals shall have anti -graffiti laminate applied to them.
26. No trash or recycling commodities shall be placed or left outside of the containers. Any
materials left at the facility while unattended will potentially become a code compliance
issue.
27. No other lighting shall be permitted other than that indicated in the approved exhibits, as
required by these conditions of approval, or as mandated by State recycling laws.
28. The recycling collections center shall maintain certifications) from the California
Department of Conservation and meet the requirements of the California Beverage
Container & Litter Abatement Act of 1986, and the County of Riverside Department of
Environmental Health.
29. Only source separated recyclables (glass and plastic bottles, aluminum cans) shall be
accepted at this site. Deviation from operation as a recycling facility may require a Solid
Waste Facility Permit. No hazardous materials may be accepted at this site.
30. The permitted hours of staffed operation shall be Tuesday through Saturday, 10.00 a.m.
to 5:00 p.m. (Closed for Lunch 1:00 p.m. to 1:30 p.m.).
31. Recycling staff shall be permitted to use the employee restrooms inside the Stater Bros.
Market.
32. Staff parking may be designated, subject to the approval of the Community Development
Department and the Public Works Department.
33. The automated beverage container identification units (Reverse Vending Machines) shall
be permitted to operate 24-hours a day, 7 days a week.
34. The stanchions, inspection weighing barrels, and trash container shall be stored inside the
structure when the facility is unattended.
35. Should the facility be removed and the use be terminated, the applicant shall be required
to restore all changes made to the use area back to the "pre -use" conditions.
P:\LESLIE\pccoaSDP2000-683TomraPacifc9-12-OO.wpd
I
—WA9HlNG�un .+••-- / / /
CASE MAP Mf
o�
CASE No.
SDP 2000-683
SCALE:
TOMRA PACIFIC
ZG*d
) 0t20TV6606:W0HA UTAoQHMENT2 90 : G T
kroll - /
0V80TV6606 : 'ON XUJ
AW-lj�] J : wollij
FROM : REPLANET FAX NO. : 9099410840 Sep. AIM F AENT
Se-,t By: STATEF BROS. MARKETS: 909 433 382c; Sep-1 00 15:24; Pu{1e 2,2
08/31/M 17:0 FAX 5083081384 i RO£NIG c u1
Washington Plaza Associates
mw
Pang PMce
Timis, rA UM
� sas.�s.saga
Aug= 31, 2000
Six= Moors
Starter Bros_
21700 B== ROW
Calm, CA 92324
Re; tm Blovtni.a Quinta Shogpiai Cemer - Reeyclb4 Px09=
La QuinM CA.
Dear Sun;
As we diSCUNd *As Gaon, l = glad to sX tbat you are on the scbedule for the
Plawstng Comnnis m to revicw am =plsatnjant of the recycling center for ymff facility
at tint Eleven La Ouim ShOPping Ceut". As you know, we bave been'ncerncd for
mme time about the eiusent recy'ciiog censer being located babied your sate, since the
pares is shallow and fhe area is bem4oiX for b4th *estcl Etd veh:cular traffic.
The plasemeaat ofis new facility illtbr. moat offt =tm sbould allow far better access.
and W=mt4rwill provide far increased 9=17 Cy Of its permits.
It is rky undemu nding that you am =mdy lookine to revise tote Placmaat or the
recycling ceme? a x�osite your easwaly 4or�131her than the wwtem dm, but in the
ffi" 5a proxm me am of aw � � ;1 f s revised place mt 512mld be smpMble to
all miles of the 9' oppi.tng cuter, ad I Vpt'0d* y= t iZrkVJss to wont with the otbr
pad ow ss to ntnsure their A=P LV= 4f Xsstti clew pxog=.
We 10oic forward 00 haV4 s rxw'recycl " cer"r It your store. Please let rile know
yOtL°' progress czn this Witter and if I rem assist you in smyw@y.
Sh,,ce�ly,
Amgela icaanig
Cr. Michacl I SbOVEC - 9=409 Parb=
09-05-00 11:21 RECEIVED FROM:9099410840 P•91
PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 12, 2000
CASE NUMBERS: GENERAL PLAN AMENDMENT 2000-070, CHANGE OF
ZONE 2000-095, SPECIFIC PLAN 83-002 (AMENDMENT
#4) AND TENTATIVE TRACT MAP 29878
REQUEST: 1. TO AMEND THE GENERAL PLAN LAND USE ELEMENT
FROM COMMUNITY COMMERCIAL (CC) TO MEDIUM
DENSITY RESIDENTIAL (MDR) FOR A 22 ACRE PARCEL AT
THE SOUTHEAST CORNER OF AVENUE 54 AND PGA
BOULEVARD WITHIN PGA WEST; AND
2. TO CHANGE THE ZONING DESIGNATION OF A 22 ACRE
PROPERTY ON THE SOUTHEAST CORNER OF PGA
BOULEVARD AND AVENUE 54 FROM COMMUNITY
COMMERCIAL (CC) TO MEDIUM DENSITY RESIDENTIAL
(RM) WITHIN PGA WEST; AND
3. TO MODIFY THE DEVELOPMENT STANDARDS, DESIGN
GUIDELINES AND LAND USE ALTERNATIVES FOR PGA
WEST; AND,
4. A TENTATIVE TRACT MAP TO SUBDIVIDE 22.21 ACRES
INTO 60 RESIDENTIAL LOTS, 22 LETTERED LOTS, ONE
WELL LOT, AND ONE CLUBHOUSE LOT WITHIN PGA
WEST.
APPLICANT: KSL LAND HOLDINGS, INCORPORATED
REPRESENTATIVES: M.D.S. CONSULTING AND FORREST K. HAAG, ASLA
LOCATION: PGA WEST; BOUNDED ON THE SOUTH BY AVENUE 58,
WEST BY THE SANTA ROSA MOUNTAINS, NORTH BY
AVENUE 54 AND BISECTED BY MADISON STREET
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS COMPLETED AN ADDENDUM TO THE
PREVIOUSLY CERTIFIED PGA WEST ENVIRONMENTAL
pc rpt sp 83-002 #4, 42 - Page 1
EXISTING
GENERAL PLAN
LAND USE
DESIGNATION:
PROPOSED
GENERAL PLAN
LAND USE
DESIGNATION:
EXISTING
ZONING
DESIGNATION:
PROPOSED
ZONING
DESIGNATION:
SURROUNDING
ZONING/LAND USE:
IMPACT REPORT (EA 83-009; STATE CLEARINGHOUSE
NUMBER 83062922) PURSUANT TO THE GUIDELINES FOR
IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT, SECTION 15164. NO CHANGED
CIRCUMSTANCES OR CONDITIONS EXIST WHICH
WOULD REQUIRE THE PREPARATION OF A SUBSEQUENT
EIR PURSUANT TO PUBLIC RESOURCES CODE SECTION
21166.
LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER
ACRE), COMMUNITY COMMERCIAL, TOURIST
COMMERCIAL, GOLF COURSE OPEN SPACE, AND OPEN
SPACE
LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER
ACRE), MEDIUM DENSITY RESIDENTIAL (4-8 UNITS PER
ACRE), TOURIST COMMERCIAL, GOLF COURSE OPEN
SPACE, AND OPEN SPACE
RL (LOW DENSITY RESIDENTIAL), COMMUNITY
COMMERCIAL (CC), TOURIST COMMERCIAL (TC), GOLF
COURSE (GC), AND OPEN SPACE (OS)
RL (LOW DENSITY RESIDENTIAL), MEDIUM DENSITY
RESIDENTIAL (RM), TOURIST COMMERCIAL (TC), GOLF
COURSE (GC), AND OPEN SPACE (OS)
THE PROPERTY IMMEDIATELY SURROUNDING THE
SPECIFIC PLAN IS PRIMARILY DESIGNATED ON THE
GENERAL PLAN LAND USE DIAGRAM AS LOW DENSITY
pc rpt sp 83-002 #4, 42 - Page 2
RESIDENTIAL TO THE NORTH, EAST AND SOUTH. THE
SANTA ROSA MOUNTAINS AND LAKE CAHUILLA
REGIONAL PARK ARE TO THE WEST.
BACKGROUND.
The PGA West Specific Plan and Environmental Impact Report (State Clearinghouse
No. 83062922) were approved by the City Council on May 15, 1984 under
Resolutions 84-31 and 84-28. The 1,665 acre area initially allowed 5,000 single
family residences, a 65-acre resort village (400 hotel rooms, 250 apartments/condo
cottages and support facilities), and four 18-hole golf courses. Residential units
outside the resort village were limited to two stories, not to exceed 35 feet. The
City's approval of SP 83-002 eliminated the extension of Jefferson Street between
Avenues 54 and 58.
The first amendment, approved by the City Council in 1988, under Resolution 88-1 1 1,
allowed additional hotel rooms not to exceed 1,000 and the height of the hotel was
increased from four stories to six stories and other related buildings were limited to
two stories. A Supplemental Focused Environmental Impact Report (State
Clearinghouse #88061302) was processed with the Amendment analyzing traffic and
circulation impacts due to the increase of 350 rooms.
A second amendment, approved by the City Council in 1989, under Resolution 89-70,
added 21.5 acres to the Specific Plan and a Change of Zone 89-041 from agricultural
to residential, south of Avenue 54, east of the All American Canal and north and west
of the existing boundaries of the Specific Plan.
In 1996, the City Council adopted Resolution 96-67 approving an update to the PGA
West development standards (Amendment #3) ensuring compliance with the City's
General Plan.
Site grading for the 22 + acre commercial site at the southeast corner of Avenue 54
and PGA Boulevard was completed approximately 15 years ago during construction
of the off -site street improvements. Tentative Tract Map 29878 is proposed on this
vacant property.
Construction of the Tom Weiskopf Golf Course in 1996 added a fifth championship
golf course to PGA West. This golf course is within the boundaries of Specific Plan
83-002 and 90-017. The newly built Greg Norman Golf Course, located on the
northeast corner of Madison Street and Airport Boulevard, provides a sixth golf course
for the PGA West community (Specific Plan 90-015). Golf cart access to the Norman
Course was approved by the City Council this year and the applicant is currently
pc rpt sp 83-002 #4, 42 - Page 3
constructing the tunnel under Madison Street to link the PGA West Resort to the
Norman Course.
Project Request
General Plan and Zone Change Amendments - The applicant requests changing the
zone designation of 22 acres at the southeast corner of Avenue 54 and PGA Boulevard
from Community Commercial (CC) to Medium Density Residential (MDR/RM). Under
the MDR designation, a maximum of eight units per acre is permitted.
Specific Plan Amendment - The existing PGA West Specific Plan allows 5,000 dwelling
units, 1,000 resort hotel units, and affiliated commercial uses on approximately 1,687
acres based on information contained in Amendment #3. This Amendment request is
to review the Plan and amend it to change 22 acres from Community Commercial to
Medium Density Residential in Planning Area #4. The development of this site is
discussed in the following pages. The amended Plan provides for a maximum of 3,936
dwelling units, a reduction of 1,064 dwelling units (21 %). In addition to a reduction
of dwelling units, the applicant has proposed a Medium Density Residential land use
designation (Planning Area #4) for approximately 22 acres at the southeast corner of
PGA Boulevard and Avenue 54, and proposes an update to the Specific Plan
development standards.
The revised Specific Plan provides for a variety of dwelling types for Planning Areas
#1 and #2, including zero lot line and regular lots for detached, attached, and cluster
housing (i.e., townhouses and condominiums). In Planning Area #1, all lots are
required to be a minimum of 6,500 square feet with 50 to 55 feet of frontage.
Planning Area #4, a new district, proposes a lot size of 5,500 square feet.
Proposed modifications to the Specific Plan include refinements to the architectural
standards for the development consistent with approved revisions to the La Quinta
Hotel Specific Plan (Resort Units, Specific Plan 121-E, Amendment #4) and Greg
Norman Golf Course (Specific Plan 90-015), other facilities planned and/or operated
by the applicant. Architectural diversity of housing types is encouraged in the Plan
through varied setbacks and architectural styles. Building materials for residential
houses include plaster and stucco exteriors in earth tones, the roofs, and architectural
finishes of wood, the and wrought iron. Design information is provided for doors,
windows, balconies, porches, columns, garage doors, and other outdoor living spaces;
landscape materials are prescribed in Section 2.8.8 of the Plan.
pc rpt sp 83-002 #4, 42 - Page 4
One directional sign for the Norman Course is proposed (page 2.31 of the Specific
Plan) to be located on the west side of Madison Street, north of the Norman Course
entrance.
Tentative Tract Map - The applicant proposes 60 single family lots and various lettered
lots on 22.21 acres in Planning Area #4 of SP 83-002 (Amendment #4), a density of
approximately 2.8 units/acre excluding public utility lots. Access to the project is
proposed on PGA Boulevard and emergency only access on Avenue 54 on the east
side of the parcel. A private loop street (Lots "A-D") and single cul-de-sac (Lot "E")
provide access to the proposed lots ranging in size from 6,250 square feet to 10,932
square feet (7,310 square foot average); each lot backs up to a four acre manmade
lake (Lot "O") in the center of the development.
Uncovered guest parking is planned throughout the project on the two-way, 28-foot
wide private street as required by Chapter 9.150 of the Zoning Ordinance (i.e., 0.5
parking spaces per dwelling unit). Lot #61 has been set aside for development of a
clubhouse for this Tract. Other supplemental lots are provided for a well site (Lot 62)
and GTE substation (Lot "U").
A 40-foot wide landscape parkway is proposed abutting the existing Arterial streets
in excess of the requirement of the City's General Plan.
Public Notice: This case was advertised in the Desert Sun on September 1, 2000. All
property owners within PGA West, and within 500 feet of the boundaries of the
project were mailed a copy of the public hearing notice. Letters of opposition are
attached.
Public Agency Review: The request was sent out for comments to City Departments
and affected public agencies on August 4, 2000. Agency comments received have
been made a part of the Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to approve this request can be made and are contained in the attached
Resolutions.
RECOMMENDATION:
1 . Adopt Planning Commission Resolution 2000-_, recommending to the City
Council certification of an Addendum to the PGA West EIR (State Clearinghouse
#83062922) and to supplement the focused PGA West EIR (State
Clearinghouse #88061302) for General Plan Amendment 2000-070, Zone
Change 2000-095 and Specific Plan 83-002 (Amendment #4); and
pc rpt sp 83-002 #4, 42 - Page 5
2. Adopt Planning Commission Resolution 2000-_, recommending to the City
Council approval of General Plan Amendment 2000-070; and
3. Adopt Planning Commission Resolution 2000-_, recommending to the City
Council approval of Zone Change 2000-095; and
4. Adopt Planning Commission Resolution 2000-_, recommending to the City
Council approval of Specific Plan 83-002 (Amendment #4), subject to findings
and the attached conditions; and
5. Adopt Planning Commission Resolution 2000-_, recommending to the City
Council approva9 of Tentative Tract Map 29878, subject to findings and the
attached conditions.
Attachments:
1. Location Map/New Land Use Map
2. Tract Map
3. Letters of Opposition
4. Specific Plan Document (Planning Commission only)
5. Tract Map Exhibit (Planning Commission only)
6. Previous PGA West EIR documents (Planning Commission only)
Prepared by:
Greg Trousdefl, Associate Planner
Submitted by:
Christine di lorio, Planning Manager
pc rpt sp 83-002 #4, 42 - Page 6
PLANNING COMMISSION RESOLUTION 2000-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL CERTIFICATION OF AN ADDENDUM
TO ENVIRONMENTAL IMPACT REPORT 83-009 AND TO
SUPPLEMENTAL FOCUSED ENVIRONMENTAL IMPACT
REPORT PREPARED FOR GENERAL PLAN AMENDMENT
2000-070, SPECIFIC PLAN 83-002 AMENDMENT #4,
CHANGE OF ZONE 2000-095, AND TENTATIVE TRACT
MAP 29878
CASE NO: ENVIRONMENTAL IMPACT REPORT 83-009
KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 12t' day of September, 2000, hold a duly noticed Public Hearing to consider
an Addendum to Environmental Impact Report 83-009, as prepared for General Plan
Amendment 2000-070, Specific Plan 83-002 Amendment #4, Change of Zone 2000-
095, and Tentative Tract Map 29878; and
WHEREAS, said application has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Addendum to Environmental Impact Report
83-009 and Supplemental Focused Environmental Impact Report pursuant to CEQA
Guidelines 15164; and,
WHEREAS, the Revised Project does not call for the preparation of a
subsequent EIR pursuant to CEQA Guideline 15162 or Public Resources Code Section
21166, in that the Revised Project does not involve: (1) substantial changes to the
project analyzed in the EIR and the Supplemental EIR which would involve new
significant effects on the environment or substantially increase the severity of
previously identified impacts; (2) substantial changes with respect to the
circumstances under which the project is being undertaken which would involve new
significant effects on the environment not analyzed in the EIR and Supplemental EIR
substantially increase the severity of previously identified impacts; or (3) new
information of substantial importance which would involve new significant effects on
the environment not analyzed in the EIR and Supplemental EIR substantially increase
the severity of previously identified impacts.
WHEREAS, on May 1, 1984, the La Quinta City Council certified the EIR
(State Clearing House No. 83062922) for PGA West Specific Plan 83-002 (Resolution
84-38) encompassing 1,655 acres, which Specific Plan allowed for 5,000 single family
residential houses, 650 hotel/condos on 65 acres of Tourist Commercial and 20 acres
of Community Commercial.
C:\My Documents\WPDOCS\PCResoEA 83-009.wpd
Planning Commission Resolution 2000-
Environmental Assessment 83-009
September 12, 2000
WHEREAS, the City Council did on the 20th day of September, 1988, hold
a duly noticed Public Hearing on SP 83-002 Amendment #1 (Resolution 89-1 10 and
89-1 1 1) to increase the hotel unit count by 350 for a total of 1,000 units. The .City
prepared a Supplemental Focused EIR based upon a Supplemental Traffic Study
prepared for PGA West in 1988. In Resolution 88-16 the City reconfirmed its original
findings in the EIR and reconfirmed its certification of the EIR based upon the
Supplemental EIR in Resolution 88-16, relating to Amendment No. 1 to Specific Plan
83-002.
WHEREAS, the Revised Project involves an overall reduction in the scope
of the project including the following: (1) the number of permitted residential units is
being reduced from 5,000 to 3936; (2) the elimination of 22 acres of Community
commercial development and replacing it with a less intense land use, medium density
residential development (2.8 units per acre for a total of 60 residential units).
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify certification of said
Addendum:
1. The proposed Specific Plan Amendment and related applications will not have
the potential to degrade the quality of the environment, as the project in
question will not be developed in any manner inconsistent with the General Plan
and other current City standards. The project does not have the potential to
eliminate an important example of California prehistory, as extensive
archaeological investigations of the site have been conducted as part of the
project to implement appropriate mitigation alternatives. The applicant has
agreed to implementing the necessary mitigation prior to site development
activities and is in concurrence with project conditions relating to this.
2. The proposed Specific Plan Amendment and related applications will not have
the potential to achieve short term goals.
3. The proposed Specific Plan Amendment and related applications will not have
impacts which are individually limited, but cumulatively considerable when
considering planned or proposed development in the immediate vicinity, in that
the proposed project is undertaken pursuant to the Specific Plan for which a
Final EIR has been certified.
4. The proposed Specific Plan Amendment and related applications will not have
environmental effects that will adversely affect humans, either directly or
indirectly, as the project contemplates single family residences at a substantially
CAMy Documents\WPDOCS\PCResoEA 83-009.wpd
Planning Commission Resolution 2000-
Environmental Assessment 83-009
September 12, 2000
reduced density (5,000 units to 3,936 units) than those already assessed under
ultimate development of the Specific Plan area, and previously addressed in the
certified Environmental Impact Report.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the recitations are true and correct and constitute the findings of the
Planning Commission for this Addendum to Environmental Impact Report 83-
009 and Supplemental Focused Environmental Impact Report.
2. That it does hereby recommends certification of an Addendum to Environmental
Assessment 83-009 in that the changes proposed to the project are a minor
nature and do not require the preparation of a subsequent Environmental Impact
Report pursuant to Public Resources Code Section 21 166 and there are no new
circumstances which would require the preparation of a subsequent EIR and
there is no new information or change in circumstances which would require the
preparation of a subsequent EIR.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 12t' day of September, 2000, by the
following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
C:\My Documents\WPDOCS\PCResoEA 83-009.wpd
ADDENDUM TO ENVIRONMENTAL IMPACT REPORT 83-009
AND TO
SUPPLEMENTAL FOCUSED ENVIRONMENTAL IMPACT REPORT
FOR PGA WEST SPECIFIC PLAN 83-002
(SCH #83062922)
(CEQA GUIDELINE 15164)
FOR GENERAL PLAN AMENDMENT NO. 2000-70,
AMENDMENT NO. 4 TO SPECIFIC PLAN 83-002
CHANGE OF ZONE NO. 2000-95, AND
TENTATIVE TRACT MAP 29878
C:\My Documents\WPDOCS\EAAddSP83-002#4.wpd
The City of La Quinta, as lead agency under the California Environmental Quality Act,
Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum
pursuant to CEQA Guideline 15164. This is an Addendum to the Environmental
Impact Report ("EIR") that the City prepared and certified in 1984 for the PGA West
Specific Plan No. 83-002. The City Council certified the EIR on May 1, 1984, in
Resolution No. 84-28. The City subsequently prepared a Supplemental Focused EIR
based upon a Supplemental Traffic Study prepared for PGA West in 1988
("Supplemental EIR"). In Resolution No. 88-016, the City reconfirmed its original
findings in the EIR and reconfirmed its certification of the EIR based upon the
Supplemental EIR in Resolution No. 88-016, relating to Amendment No. 1 to Specific
Plan No. 83-002.
The purpose of this Addendum is to document certain changes to the project which
will be implemented through the following Band use approvals:
GENERAL PLAN AMENDMENT NO. 2000-70,
AMENDMENT NO. 4 TO SPECIFIC PLAN 83-002
CHANGE OF ZONE NO. 2000-95, AND
TENTATIVE TRACT MAP 29878
These are collectively referred to as "the Revised Project."
The Revised Project involves only 22 acres of the overall 1706 acres within the project
area. The 22 acres are located at the southeast corner of PGA Blvd. and Ave. 54.
The 22 acres border existing residential development. The City has determined that
the proposed residential development of this 22-acre site will be consistent with the
density and character of the adjacent residential development, and will be consistent
with the goals, policies, and objectives of the City's General Plan and Specific Plan No.
83-002, as amended.
The Revised Project involves an overall reduction in the scope of the project, including
the following: (1) The number of permitted residential units is being reduced from
5000 to 3936; (2) the elimination of 22 acres of community commercial development
and replacing it with a less intense land use, medium density residential development
(2.8 units per acre for a total of 60 residential units).
The City has compared the impacts of the Revised Project with those impacts analyzed
in the EIR and Supplement to the EIR and finds as follows:
C:\My Documents\WPDOCS\EAAddSP83-002#4.wpd
Aesthetics - Impacts no
greater than those
previously analyzed.
The previously approved
commercial development
will be replaced with
less dense housing. The
scale, height, and mass
will all be reduced within
this area as compared
with the original project.
Agriculture Resources -
Not applicable
Air Quality -Impacts Less
than those previously
analyzed. Since there
are fewer residential
units, there will be a
reduction in vehicular
emissions, and fewer
commercial delivery
vehicles will be traveling
to and from the project
site. The construction
air quality impacts
relating to the 22 acres
will be comparable to
the project analyzed in
the EIR.
Hazards and Hazardous
Materials - Impacts no
greater than those
previously analyzed. No
hazardous materials will
be maintained within the
22-acre site.
Hydrology and Water
Quality - Impacts no
greater than those
previously analyzed. To
the extent there is any
change, it is likely that
the change will reduce
the impacts on water
quality and runoff due to
a reduction in impervious
surfaces.
Land Use Planning -
Impacts no greater than
those previously
analyzed. The Revised
Project is consistent with
the goals, policies and
objectives of the General
Plan and the Specific
Plan.
Public Services -
Impacts no greater than
those previously
analyzed. Since the
number of residential
units is less than
originally proposed and
with the elimination of
22-acres of commercial
development, there will
be fewer demands for
public services.
Recreation - Impacts no
greater than those
previously analyzed.
While residential uses are
replacing commercial
uses, since the overall
number of residential
units is being reduced,
the need for recreational
facilities arising from the
project are within the
scope of what was
originally analyzed.
Transportation/Traffic-
Impacts less than those
previously analyzed. The
original project analyzed
contained more
commercial development
and a greater number of
residential units. The
Revised Project will
generate fewer vehicle
trips daily and during
peak hours per the PGA
West Specific Plan
Amendment IV traffic
impacts, dated
September 7, 2000
prepared by ENDO
Engineering.
C:\My Doc uments\WPD0CS\EAAddSP83-002#4.wpd
Biological Resources -
Impacts no greater than
those previously
analyzed. The Revised
Project will have the
same level of impacts on
biology as the original
project analyzed in the
EIR.
Cultural Resources -
Impacts no greater than
those previously
analyzed. Prior to
grading, the applicant
will be required to retain
qualified paleontological
and archaeological
monitors approved by
the City. The monitor
shall be present during
trenching and excavation
of the lake.
Geology and Soils -
Impacts no greater than
those previously
analyzed. The geology
and soil impacts remain
unchanged.
Mineral Resources- Not
applicable
Noise - Impacts no
greater than those
previously analyzed.
Within and around the
22 acre site, it is
anticipated that there
will be a reduction in
noise since the
residential units
generates lower noise
levels than community
commercial uses.
Utilities and Service
Systems - Impacts no
greater than those
previously analyzed.
Given the overall
reduction in commercial
uses and the reduction in
the number of residential
unit, the EIR analysis is
sufficient for the Revised
Project
Population and Housing -
Impacts no greater than
those previously
analyzed. It is
anticipated that the
number of persons
residing or working
within the specific plan
area will be less than
what was analyzed in
the EIR.
C:\My Documents\WPDOCS\EAAddSP83-002#4.wpd
The City finds that consideration of the Revised Project does not call for the
preparation of a subsequent EIR pursuant to CEQA Guideline 15162 or Public
Resources Code Section 21166, in that the Revised Project does not involve: (1)
substantial changes to the project analyzed in the EIR and the Supplemental EIR which
would involve new significant effects on the environment or substantially increase the
severity of previously identified impacts; (2) substantial changes with respect to the
circumstances under which the project is being undertaken which would involve new
significant effects on the environment not analyzed in the EIR and Supplemental EIR
substantially increase the severity of previously identified impacts; or (3) new
information of substantial importance which would involve new significant effects on
the environment not analyzed in the EIR and Supplemental EIR substantially increase
the severity of previously identified impacts.
C:\My Documents\WPDOCS\EAAddSP83-002#4.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 THE GENERAL PLAN
AMENDMENT TO MODIFY THE LAND USE ELEMENT FROM
COMMUNITY COMMERCIAL TO MEDIUM DENSITY
RESIDENTIAL
CASE: GENERAL PLAN AMENDMENT 2000-070
APPLICANT: KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 12th day of September, 2000, hold a duly -noticed Public Hearing to
consider amending the City of La Quinta General Plan Land Use Element from
Community Commercial (CC) to Medium Density Residential (MDR) for a 22 acre
parcel at the southeast corner of Avenue 54 and PGA Boulevard within PGA West
(Specific Plan 83-002), as shown on Exhibit A, more particularly described as:
Being a subdivision of Parcels 1, and A-F of TPM 29799;
Being a portion of Parcel 8 of PM 20426 (APN: 775-080-002)
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 pursuant to Section
9.230.020 of the Zoning Ordinance to justify a recommendation for approval of said
General Plan Amendment:
1. The proposed Amendment is consistent with the goals, objectives, and policies
of the General Plan Land Use Element in that Medium Density Residential uses
are encouraged near transportation corridors and in planned communities
(General Plan Policy 2-2.1.6). The project's traffic engineer estimates that a
change in land use will decrease the number of projected vehicle trips from
6,820 to 1,740.
2. The proposed Amendment is consistent with the policies of the PGA West
Specific Plan (Amendment #4) to provide a full range of land use alternatives
within the master planned community of up to 3,936 units and 1,000 resort
units oriented around multiple golf courses and other community recreation
amenities. The development of the property as residential will require landscape
setbacks consistent with Circulation Policies 3-4.1.2 and 3-4.1.1 1 .
3. The proposed change from Community Commercial (CC) to Medium Density
Residential (MDR) does not alter the number of residential units planned for PGA
West, it only relocates residential units to a new location. The site will provide
a land use buffer for adjacent residential properties in PGA West.
4. Approval of the Amendment will not create conditions materially detrimental to
the public health, safety, and general welfare in that the resulting residential
AARESOPC GPA70PGA.wpd
Planning Commission Resolution 2000-
General Plan Amendment 2000-070
September 12, 2000
development created will be in compliance with all applicable development
standards regarding streets, infrastructure, housing, etc.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case; and
2. The La Quinta Community Development Department has completed an
Addendum to the previously certified PGA West Environmental Impact Report
(EA 83-009; State Clearinghouse No. 83062922) pursuant to the Guidelines for
Implementation of the California Environmental Quality Act, Section 15164. No
changed circumstances or conditions exist which would require the preparation
of a subsequent EIR pursuant to Public Resources Code Section 21 166; and
3. That it does hereby recommend approval of the above -described General Plan
Amendment request for the reasons set forth in this Resolution per attached
Exhibit "A."
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 12th day of September, 2000, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
STEVE ROBBINS, Chairman
City of La Quinta, California
AARESOPC GPA70PGA.wpd
Planning Commission Resolution 2000-
General Plan Amendment 2000-070
September 12, 2000
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
A:\RESOPC GPA70PGA.wpd
Exhibit A
2.2.3 Proposed General Plan/Land Use
The proposed General Plan/Land Use designations for the project area differ from the
existing by one land use designation area changes: the approximately 22 acre parcel located
at the southeast intersection of Avenue 54 and Jefferson Street/PGA Boulevard. The proposed
land use designation would change to Medium Density Residential (MDR). The location and
alignment of the land uses depicted herein are diagrammatic. The precise layout of the future
golf course, streets, and support facilities currently established in approved tracts and lots
will determine the actual alignment and adjacency of each land use category. These Land Use
Policies are illustrated in Exhibit 6 and include:
Residential Land Uses
LDR: Low Density Residential - 2-4 DU/AC
MDR: Medium Density Residential - 4-8 DU/AC
Commercial Land Uses
TC: Tourist Commercial
Other Land Uses
G: Golf Course +;
Golf Supporting Facilities -
OS: Open Space N
Hillside Conservation Overlay
4-
4-
VA 4;� Avenue 54
LDR o
•r
J z'
Airport B1 v
North
4-
Exhibit 6
PGA WEST - Amendment IV 2.5
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 ZONE CHANGE
FROM COMMUNITY COMMERCIAL TO MEDIUM DENSITY
RESIDENTIAL DESIGNATION TO 22.21 ACRES LOCATED
AT THE SOUTHEAST CORNER OF PGA BOULEVARD AND
AVENUE 54
CASE: ZONE CHANGE 2000-095
APPLICANT: KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 12th day of September, 2000, hold a duly -noticed Public Hearing to
consider amending the City of La Quinta Zoning Map from Community Commercial
(CC) to Medium Family Residential (RM) for a 22.21 acre parcel at the southeast
corner of Avenue 54 and PGA Boulevard in PGA West (Specific Plan 83-002), as
shown on Exhibit "A," more particularly described as:
Being a subdivision of Parcels 1, and A-F of TPM 29799
Being a portion of Parcel 8 of PM 20426 (APN: 775-080-002)
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 pursuant to Section
9.220.010 of the Zoning Ordinance to justify a recommendation for approval of said
Zone Change:
1. The proposed Zone Change is consistent with the goals, objectives, and policies
of the General Plan Land Use Element and with General Plan Amendment 2000-
070. The proposed residential land use is compatible with surrounding low
density residential uses.
2. The proposed Zone Change is consistent with the policies of the PGA West
Specific Plan (Amendment #4) to provide a full range of land use alternatives
within the master planned community oriented around multiple golf courses and
other community recreation amenities, and circumstances have changed within
the development to warrant elimination of the commercial district.
3. The proposed change from Community Commercial (CC) to Medium Density
Residential (RM) does not after the number of residential units planned for PGA
West, it only relocates residential units to a new location.
4. Approval of the Zone Change will not create conditions materially detrimental
to the public welfare in that the resulting residential district provides a land use
buffer for Low Density Residential uses to the south and east within PGA West.
AARESOPC ZC 95PGA.wpd
Planning Commission Resolution 2000-
Change of Zone 2000-095
September 12, 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 correct and constitute the findings of the
Commission in this case; and
2. The La Quinta Community Development Department has completed an
Addendum to the previously certified PGA West Environmental Impact Report
(EA 83-009; State Clearinghouse No. 83062922) pursuant to the Guidelines for
Implementation of the California Environmental Quality Act, Section 15164. No
changed circumstances or conditions exist which would require the preparation
of a subsequent EIR pursuant to Public Resources Code Section 21 166; and
3. That it does hereby recommend approval of the above -described Zone Change
request for the reasons set forth in this Resolution per attached Exhibit "A."
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 12th day of September, 2000, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
A:\RESOPC ZC 95PGA.wpd
Exhibit A
2.3.2 Proposed Zoning
The proposed zoning for the PGA WEST Specific Plan Amendment IV does not require
redistribution of the Zone locations and corresponding acreages currently delineated in
planning Areas I, II III, and V The proposed zoning for the project area is illustrated in
Exhibit 8 and includes:
Residential Land Uses
RL - Low Density Residential
RM - Medium Density Residential
Nonresidential Districts
TQRSP) - Tourist Commercial
Special Purpose Districts
GC - Golf Courses
OS - Open Space o
N
S.
Overlay Districts "IU
HC - Hillside Conservation Overlay
aU
Avenue 54
FN
a,
a�
Ln
C
O
N
•r
'T3
fC5
ME
lvd.
j6
North
Exhibit 8
2.10 PGA WEST - Amendment IV
PLANNING COMMISSION RESOLUTION 2000-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AMENDMENT #4 TO SPECIFIC PLAN
83-002
CASE NO.: SPECIFIC PLAN 83-002, AMENDMENT #4
APPLICANT: KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta did on the 121n
day of September, 2000, hold duly a noticed Public Hearing to consider the request
of KSL Land Holdings for approval of Amendment #4 to Specific Plan 83-002 to
change 22.21 acres of Community Commercial land to Medium Density Residential,
reducing the number of residential units from 5,000 to 3,936, and permitting
amendment of the miscellaneous development standards for land on the north side of
Avenue 58, south of Avenue 54 and east of the Santa Rosa Mountains in PGA West;
and,
WHEREAS, said Specific Plan Amendment has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" (as
amended; Resolution 83-68 adopted by the La Quinta City Council), in that the La
Quinta Community Development Department has prepared an Addendum to
Environmental Assessment 83-009 pursuant to CEQA Guidelines 15164 Addendum.
No change circumstances or conditions exist which require preparation of a
subsequent EIR, pursuant to Public Resources Code 21 166; and,
WHEREAS, on May 1, 1984, the La Quinta City Council certified the EIR for
PGA West Specific Plan 83-002 (Resolution 84-38) as adequate and complete,
adopted "Statements of Overriding Considerations," and adopted "CEQA Findings and
Statements of Facts"; and
WHEREAS, the City Council did, on the 20t' day of September, 1988, hold a
duly noticed Public Hearing on SP 83-002, Amendment #1 (Resolutions 89-1 10 and
89-1 1 1) to increase the hotel by 350 units and conditionally approved said
Amendment; and
WHEREAS, the City Council did, on the 23`d day of May, 1989, hold a duly
noticed Public Hearing on SP 83-002, Amendment #2 (Resolution 89-70) to add 21.65
acres for residential use and conditionally approved said Amendment; and
WHEREAS, the City Council did, on the 6" day of August, 1996, hold a duly
noticed Public Hearing on SP 83-002, Amendment #3 (Resolution 96-67) to bring the
Plan into compliance with the City's General Plan and conditionally approved said
Amendment; and
AAResoPC SP002#4PGA.wpd - 42gt
Planning Commission Resolution 2000-_
Specific Plan 83-002, Amendment #4
September 12, 2000
WHEREAS, at said Public Hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons pursuant to Section
9.240.010 of the Zoning Ordinance to justify the recommendation for approval of the
Specific Plan Amendment:
1. The proposed Specific Plan Amendment is consistent with the goals and policies
of the La Quinta General Plan in that the residential and related resort uses
proposed are consistent with use of the site stipulated in the General Plan. The
Specific Plan contains a summary of each of the goals and policies applicable
in evaluating the document's consistency with the General Plan. Overall, the
Specific Plan offers guidelines promoting a balanced and functional mix of land
uses consistent with the City's General Plan. The maximum number of
residential units has been reduced from 5,000 to 3,936.
2. The Specific Plan Amendment contains a summary of each of the goals and
policies applicable in evaluating the document's consistency with the General
Plan. Overall, the Amendment offers guidelines promoting a balanced mix of
residential and resort residential land uses consistent with the City's General
Plan. Redesignating 22 acres of Community Commercial property at the
entrance into PGA West to Medium Density Residential will provide a
transitional buffer between Low Density Residential properties to the south and
east and perimeter Arterial Streets consistent with General Plan Amendment
2000-070. The Specific Plan's ultimate goal is to provide a resort community
with golf oriented villages defined by golf course fairways. The commercial area
will be the center of commerce providing necessary goods and services to this
semi -private community. The Resort Village Core is centrally located with
adequate design and development standard provisions to ensure limited impact
for the surrounding residential areas.
3. The Specific Plan Amendment is compatible with zoning on adjacent properties
in that the General Plan Land Use Policy Diagram shows the surrounding
properties to be primarily Low Density Residential outside of PGA West. This
Amendment guarantees a low density development oriented around a resort
commercial core and multiple 18 hole golf courses.
4. The Specific Plan Amendment will provide land use compatibility with zoning on
adjacent properties in that the residential uses are compatible with the adjacent
zoning, and the changes proposed will require that uses be reviewed to ensure
they are compatible with the surrounding properties.
5. The Specific Plan Amendment will not create conditions materially detrimental
to the public general welfare in that development allowed under the Specific
Plan Amendment is compatible with existing land uses.
A:\ResoPC SP002#4PGA.wpd - 42gt
Planning Commission Resolution 2000-
Specific Plan 83-002, Amendment #4
September 12, 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 correct and constitute the findings of the
Planning Commission in this case; and
2. The La Quinta Community Development Department has completed an
Addendum to the previously certified PGA West Environmental Impact Report
(EA 83-009; State Clearinghouse No. 83062922) pursuant to the Guidelines for
Implementation of the California Environmental Quality Act, Section 15164. No
changed circumstances or conditions exist which would require the preparation
of a subsequent EIR pursuant to Public Resources Code Section 21 166; and
3. That it does hereby recommend to the City Council approval of the above -
described amendment request for the reasons set forth in this Resolution,
subject to the attached conditions, labeled Exhibit "A."
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 12th day of September, 2000, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
A:\ResoPC SP002#4PGA.wpd - 42gt
PLANNING COMMISSION RESOLUTION 2000- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 83-002, AMENDMENT #4 (PGA WEST)
KSL LAND HOLDINGS, INC.
SEPTEMBER 12, 2000
CONDITIONS OF APPROVAL
GENERAL
1. Specific Plan 83-002, Amendment #4 shall comply with the requirements and
standards of the La Quinta Municipal Code and all other applicable laws, unless
modified by the following conditions.
2. The approved Specific Plan text on file in the Community Development
Department, shall be revised to incorporate in the appropriate chapter and
section the following conditions, with final texts (4) submitted to the
Community Development Department within 30 days of final approval by the
City Council. One copy shall be unbound.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel at its sole discretion.
4. The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
PROPOSED TEXT DOCUMENT CHANGES
5. Pg. 2.3 (Paragraph 3) - Change the maximum number of residential units to
3,936.
6. Pg. 3.15 (Footnote 2) - Revise as follows: "Projects shall incorporate front yard
setbacks of 15 feet to 25 feet."
7. Pg. 3.24 (Add Condition 3.2.31) - New development projects within PGA West
shall comply with Chapter 9.150 (Parking) of the La Quinta Zoning Ordinance.
Cond SP 003, #4KSL - 42; Page 1 - gt
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 22.21 ACRES INTO 60
SINGLE FAMILY LOTS, CLUBHOUSE LOT, WELL
LOT, AND VARIOUS COMMON LOTS ON PRIVATE
STREETS LOCATED AT THE SOUTHEAST CORNER
OF AVENUE 54 AND PGA BOULEVARD
CASE NO.: TENTATIVE TRACT MAP 29878
APPLICANT: KSL LAND HOLDINGS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 121h day of September, 2000, hold a duly noticed Public Hearing to
subdivide 22.21 acres into 60 single family lots, clubhouse and well lots, and other
lettered lots on private streets (Lots "A" through "E") generally located at the southeast
corner of Avenue 54 and PGA Boulevard within PGA West (Specific Plan 83-002),
more particularly described as:
Parcels 1 and B of Tentative Parcel Map 29799 and Parcel 8 of Parcel
Map 20426
WHEREAS, said Tract Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-63 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Addendum to Environmental Assessment
83-009 pursuant to CEQA Guidelines 15164 Addendum. No changed circumstances
or conditions exist which require preparation of a subsequent EIR, pursuant to Public
Resources Code 21 166; and,
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings to approve said
Tentative Tract Map 29878:
Finding Number 1 - Consistency with the General Plan/Specific Plan
The project is consistent with the City's General Plan Medium Density
Residential land use designation of up to eight dwelling units per acre pursuant
to General Plan Amendment 2000-070 and Specific Plan 83-002 (Amendment
#4, Planning Unit #4).
A:\RESOpc TT29878KSL.wpd
Planning Commission Resolution 2000-
Tentative Tract 29878
September 12, 2000
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 drainage.
Finding Number 2 - Consistency of Design and Improvements
The design and improvements of the proposed subdivision are consistent with
the City's General Plan; the implementation of the recommended conditions of
approval ensures proper street widths, perimeter walls, parking requirements,
and timing of construction improvements.
Finding Number 3 - Consistency of Public Easements
As conditioned, 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 subdivision.
Finding Number 4 - Public Health and Safety
The design of the subdivision and type of improvements, as conditioned, are not
likely to cause serious public health problems, in that this issue was considered
in Specific Plan 83-002 (Amendment #4) in which no significant health or
safety impacts were identified for the proposed project.
Finding Number 5 - Suitability of Site
The design of the subdivision, or the proposed improvements, are not likely to
cause substantiaV environmental damage, or substantially, and unavoidably injure
fish or wildlife, or their habitat, in that SP 83-002 (Amendment #4) prepared for
Tract 29878 did not identify any significant impacts for this issue.
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 require compliance with Specific Plan 83-002 (Amendment
#4); and
A:\RESOpc TT29878KSL.wpdJ
Planning Commission Resolution 2000-_
Tentative Tract 29878
September 12, 2000
3. The La Quinta Community Development Department has completed an
Addendum to the previously certified PGA West Environmental Impact Report
(EA 83-009; State Clearinghouse No. 83062922) pursuant to the Guidelines for
Implementation of the California Environmental Quality Act, Section 15164. No
changed circumstances or conditions exist which would require the preparation
of a subsequent EIR pursuant to Public Resources Code Section 21 166; and
4. That it does recommend approval of Tentative Tract Map 29878 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 121h day of September, 2000, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
A:\RESOpc TT29878KSL.wpd
PLANNING COMMISSION RESOLUTION 2000-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29878
KSL LAND HOLDINGS, INC.
SEPTEMBER 12, 2000
GENERAL
1. Upon their approval by the City Council, a memorandum noting that the City
Conditions of Approval for this application exist and are available for review at City
Hall shall be recorded against the property with Riverside County.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. Tentative Tract Map 29878 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. This Map shall expire in two years, unless extended pursuant to the requirements of
the City Subdivision Ordinance.
5. Prior to the issuance of a grading, construction or building permit, the applicant shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
A:\(bndPCT29878KSI_.wpd - 42 Greg, Page ]
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
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.
PROPERTY RIGHTS
6. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
construction or proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction, and reconstruction of essential
improvements.
7. The applicant shall dedicate or grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
8. Right of way dedications required of this development include:
A. PUBLIC STREETS
1) None required
B. PRIVATE STREETS
1) Residential: 31-foot width. On -street parking is prohibited and provisions
shall be made for adequate off-street parking for residents and visitors. The
CC&R's shall contain language requiring the Homeowner's Association to
provide for ongoing enforcement of the restrictions.
2) Entry street: 45-foot width.
C. CULS DE SAC
1) Public or Private: Use Riverside County Standard 800 (symmetric) or 800A
(offset); Public - 45-foot radius, Private - 39.5-foot radius.
9. Right of way geometry for knuckle turns and corner cut -backs shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless otherwise
approved by the City Engineer.
A:\CundPCT29878KS1,.wpd - 42 Greg, Page 2
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
10. 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.
11. 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.
12. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five feet
with the express concurrence of IID.
13. The applicant shall create perimeter setbacks along public rights of way as follows
(listed setback depth is the average depth if meandering wall design is approved):
A. PGA Blvd.: 20-feet
B. Avenue 54: 20-feet
The setback requirement applies to all frontage including, but not limited to, remainder
parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall dedicate blanket easements for those purposes.
14. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
15. The applicant shall 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.
16. The applicant shall furnish proof of easements or written permission, as appropriate,
from owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
17. 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,
A:\('ondP('T29878KSL.wpd - 42 Greg, Page 3
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
the applicant shall provide approved alternate rights of way or access easements to
those properties or notarized letters of consent from the property owners
18. The applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of approval of this tentative map by the City Council
and the date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAP(S)
19. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of
the complete map, as approved by the City's map checker, on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu items
so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice their
respective professions in the State of California.
20. 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.
A:\('ondP(r29878KSL.wpd - 42 Greg, Page 4
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
21. 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.
22. 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
23. 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.
24. 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.
25. The applicant shall be responsible for the cost of Offsite Participatory Improvements.
This improvement item will be paid in cash, to the City for redistribution to the party
who constructs the offsite improvements, prior to final acceptance of the tract
improvements. The actual amount will not exceed $ ($16,000/gross acre subdivided),
but may be reduced to a lower amount if actual costs confirm a lower participation
amount.
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Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
26. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. Estimates shall comply with the
schedule of unit costs adopted by City resolution or ordinance. For items not listed in
the City's schedule, estimates shall meet the approval of the City Engineer.
Estimates for 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.
27. 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.
28. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement agreement,
the City shall have the right to halt issuance of building permits or final building
inspections, withhold other approvals related to the development of the project or call
upon the surety to complete the improvements.
GRADING
29. 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.
30. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a qualified
engineer. The grading plan shall conform with the recommendations of the soils report
and be certified as adequate by a soils engineer or engineering geologist.
A:\(bndP(' F29878KSL.wpd - 42 Greg, Page 6
Resolution 2000-
Tentative Tract Map 29878
September 12, 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.
31. 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.
32. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. Building pad &evations
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.
33. 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.
34. 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.
35. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each pad,
the certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction. The data shall be organized by lot
number and listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
36. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained within the development unless otherwise approved by
the City Engineer. The tributary drainage area shall extend to the centerline of
adjacent public streets.
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Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
37. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots 2 %2
acres in size or larger or where the use of common retention is impracticable. If
individual -lot retention is approved, the applicant shall meet the individual -lot retention
provisions of Chapter 13.24, LQMC.
38. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
39. Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
40. 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.
41. 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.
42. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leachfield approved by the City
Engineer. The sand filter and leechfield shall be designed to contain surges of 3
gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
43. 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.
44. If the applicant proposes discharge of stormwater directly or indirectly to 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 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.
45. 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.
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Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
UTILITIES
46. 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.
47. 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.
48. 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
49. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1) PGA Blvd. (Private Street):
a. Remove existing median break and left -turn pocket located northerly
of proposed project entry (Lot A) and reconstruct median island and
landscaping.
b. Remove existing curb returns located northerly of proposed project
entry (Lot A) and reconstruct curb and gutter. Construct 8-foot wide
sidewalk and perimeter landscaping.
2) Avenue 54 (Primary Arterial):
a. Remove existing median break and left -turn pocket located
approximately 600-feet easterly of the centerline of Jefferson
Street/PGA Blvd. and reconstruct median island and landscaping.
b. Remove existing curb returns located approximately 600-feet easterly
of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb
and gutter. Construct 8-foot wide sidewalk and perimeter
landscaping.
A:WondPCT29878KSL.wpd - 42 Greg, Page 9
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
B. PRIVATE STREETS
1) On -site streets: construct 28-foot wide full -width improvements (measured
from gutter flowline to gutter flowline) within the 31-foot right of way. All
on -site streets shall be constructed with "wedge" type curb design as
approved by the City Engineer.
2) All on -street parking is prohibited and the applicant shall be required to
provide for the perpetual enforcement of the restriction by the Homeowners'
Association.
C. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset). Curb
flowline shall be have a 38-foot.
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.
50. 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.
51. 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).
52. 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.
53. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
54. 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.
A:\('ondPCT29878KSL.wpd - 42 Greg, Page 10
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
55. 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"
56. 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.
57. 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.
58. General access points and turning movements of traffic are limited to the following:
A. PGA Blvd. - Main project entry, to be located approximately 1,000-feet southerly
of Avenue 54 and will be allow full turning movement.
B. Avenue 54 - Emergency access entry, to be located approximately 1,100 feet
west of the centerline of Jefferson Street. This point of entry will be restricted
to right -turn movements only.
LANDSCAPING AND PERIMETER WALL
59. The applicant shall provide landscaping in required setbacks, retention basins, common
lots, and park areas.
60. 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
A:\('ondPC'T29878KSI..wpd - 42 Greg, Page I I
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
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.
61. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18 inches of curbs along public streets.
QUALITY ASSURANCE
62. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
63. 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.
64. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans, specifications
and applicable regulations.
65. 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
66. 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.
FEES AND DEPOSITS
67. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application
for plan checking and permits.
68. The applicant shall pay a cash fee to the City in the amount of $355,000
($16,000/gross acre subdivided) to offset offsite improvement costs for improvements
installed by KSL that are a requirement of Specific Plan 83-002 and benefit all
A:\('ondP('T29878KSL.wpd - 42 Greg, Page 12
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
developers on the specific plan area. A portion of the fee may be refunded if the actual
amount of the pro-rata share, based on actual construction costs, is confirmed to be
lower. The City will not release or distribute the reimbursement funds to KSL until the
actual construction costs have been confirmed and the pro-rata share formula has been
approved by the City.
69. 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
FIRE DEPARTMENT
With respect to the conditions of approval for the above referenced land division, the Fire
Department (760-863-8886) recommends the following fire protection measures be
provided in accordance with La Quinta Municipal Code and/or Riverside County Fire
Department protection standards:
70. 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 will be
1,000 g.p.m. for a two-hour duration at 20 psi. Blue dot reflectors shall be mounted
in the middle of the streets directly in line with fire hydrants.
71. 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."
72. 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.
73. 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.
A:\('ondP('T29878KSL.wpd - 42 Greg, 'age 13
Resolution 2000-
Tentative Tract Map 29878
September 12, 2000
74. Gates installed to restrict access shall be power operated and equipped with a Fire
Department override system consisting of Knox Key Operated switches, series KS-2P
with dust cover, mounted per recommended standard of the Knox Company.
Improvement plans for the entry street and gates shall be submitted to the Fire
Department for review/approval prior to installation.
75. Gate entrance and exit openings shall not be less than 16 feet in width. All gates shall
be located at least 40 feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have either a secondary power
supply or an approved manual means to release mechanical control of the gate in the
event of loss of primary power.
76. If public use type buildings are to be constructed, additional fire protection may be
required. Fire flows and hydrant locations will be stipulated when building plans are
reviewed by the Fire Department.
77. The minimum dimensions for fire apparatus access roads entering and exiting this
project shall have an unobstructed width of not less than 20 feet in each direction and
an unobstructed vertical clearance of not less than 13 feet 6 inches.
SPECIAL
78. Letters from public agencies for this project shall become plan check requirements for
final map preparation.
A:\('ondP('T29878KSL.wpd - 42 Greg, Page 14
ATTACHMENT
S
2.1.1 Planning Area Breakdown Attachment 1
The Specific Plan for PGA WEST is broken down into five distinct Planning Areas, each
with corresponding site driven development criteria and design development regulations.
These five planning areas are depicted in the exhibit shown below.
Avpnup 54
. enue�58
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TABLE 6
LAND USE SUMMARY( TOTALS
I Low Density
Residential
11 Golf Course/
Open Space
IH- Tourist Commercial
Medium Density
IV Residential
v Open Space
Hillside Conservation
'� Overlay
Low Density Residential
RL
940 3760 — 4 DU/AC
Medium Density Residential
RM
22 176 — 8 DU/AC
Golf Course/Open Space
GC
648 — — —
Tourist Commercial
TC
65 — 1000 —
Hillside Conservation
OS(HQ
12 — — —
TOTALS
1687 3936 1000
2.16
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September 4, 2000 4
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La Quinta Community Development Department
La Quinta Civic Center
78-495 Calle Tampico ��MM�
La Quinta, CA 92253
I would like to offer a comment regarding the proposal to change the use of the area on
the east side of the main PGA West Entrance at 5e and PGA West Blvd. from
commercial to residential.
Though the residential plan looks lovely, I'm concerned that by giving up this area for
commercial development we are also giving up PGA West's only chance to be a
community in which one can handle almost all life's needs by golf cart, bicycle or
walking. Without the commercial center, we'll always be forced into using our cars for
the trek to Ralphs or businesses on Highway 111. If we lose the commercial center, we'll
lose our one shot at being a self sufficient community.
It also occurs to me that a PGA West commercial address confers a degree of distinction
that a variety of upscale businesses might desire, i.e., the PGA West magnet would attract
tenants that other commercial centers would trade all their fake plants and revolving
doors for. These upscale tenants would, in turn, lend an additional degree of "class" to
PGA West and La Quinta
I believe current plans call for PGA West to build out at around 3,000 homes. There are
another 800 plus homes scheduled to be built just north of PGA West and a variety of
additional residential areas to the east and south of PGA West. Surely the continuing
growth of this area suggests that a commercial center is not only appropriate, but sorely
needed.
Thank you for the opportunity to comment on this issue.
Charles Snyder
55-381 Winged Foot
PGA West
La Quinta, CA 92253
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