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2000 10 24 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 October 24, 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 2000-072 Beginning Minute Motion 2000-016 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call Il. 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. Ill. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on October 10, 2000, B. Department Report PC/AGENDA V. PUBLIC HEARINGS: 0 Item ................. CONTINUED - ENVIRONMENTAL ASSESSMENT 2000-401 GENERAL PLAN AMENDMENT 2000-068, ZONE CHANGE 2000-094, SPECIFIC PLAN 2000-048, AND TENTATIVE TRACT MAP 29858 Applicant .......... RJT Homes, LLC Location ............ The southwestern corner of Jefferson Street and 50tt Avenue. Request ............ Certification of a Mitigated Negative Declaration o Environmental Impact; a General Plan Amendment and Zon( Change from Tourist Commercial to Low Density Residential; a specific plan allowing up to 178 single family detached and attached dwellings on 73 acres; and , Tentative Tract Map subdividing 73 acres into 17: residential lots, and lettered lots for streets, access landscaping, lakes and a well. Action ............... Resolution 2000- , Resolution 2000-_, Resolutior 2000-1, Resolution 2000-_, Resolution 2000- Item ................. ENVIRONMENTAL ASSESSMENT 99-380, CONDITIONAL USE PERMIT 2000-053, SPECIFIC PLAN 99-035 TENTATIVE TRACT 29894, AND STREET VACATION 2000-041 Applicant .......... Country Club Properties LP Location ........... Generally on the north side of 54th Avenue betweei Jefferson Street and Monroe Street Request ............ Certification of an Environmental Impact Report; approval o a conditional use permit to allow resort residential use ii conjunction with a country club; approval of Specific Plai development principals and guidelines for an 819 uni residential project with three 18 hold golf courses subdivision of 988 acres into 819 residential lots ani miscellaneous lots; and a street vacation of a portion of 53' Avenue, east of Jefferson Street. Action ............... Resolution 2000- , Resolution 2000- Resolutioi 2000-_, Resolution 2000-`, Resolution 2000- PC/AGENDA C. Item ................... ENVIRONMENTAL ASSESSMENT 94-287 ADDENDUM CONDITIONAL USE PERMIT 99-047, SPECIFIC PLAN 94 025 AMENDMENT #1, AND TENTATIVE PARCEL MAF 28617 Applicant ........... Agiotage Limited (Green Specific Plan) Location ............ Bisected by future Jefferson Street, approximately '/2 mil( south of Avenue 58 Request ............ Certification of an Addendum to an Environmental Impac Report; a conditional use permit to allow development o 1,600 of 3,000 lineal feet of a private road on a hillsid( slope exceeding 20%; and to amend the Green Specific Plar allowing a private access road along the north side of 331 ± acre property to serve ten custom lots. Action .............. Resolution 2000- , Resolution 2000- Resolutior 2000- , Resolution 2000- VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS: A. Commissioner discussion regarding City Council meeting of October 17, 2000 IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA October 10, 2000 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 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: Community Development Director Jerry Herman, Assistant City Attorney John Ramirez, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. Community Development Director Jerry Herman asked that Business Item #B be changed to Public Hearing Item "D". It was moved and seconded by Commissioners Kirk/Butler to confirm the agenda as changed. IV. CONSENT ITEMS: A. Chairman Robbins asked if there were any corrections to the Minutes of joint meeting of September 26, 2000. Commissioner Tyler asked that staff check whether Mr. Handover spoke twice and if so, verify what he spoke about. There being no further corrections, it was moved and seconded by Commissioners Butler/Abels to approve the minutes as submitted. B. Department Report: None. V. PUBLIC HEARINGS: A. Environmental Assessment 2000-396, General Plan Amendment 2000- 067 Zone Change 2000-093 Specific Plan 2000-045, and Site Development Permit 2000-677; a request of Evergreen, La Quinta Limited Partnership for certification of a Mitigated Negative Declaration of CAMy Documents\WPD0CS\PC10-10-00.Wpd 1 Planning Commission Minutes October 10, 2000 Environmental Impact, amend the General Plan Land Use Element from Commercial Office to Neighborhood Commercial, change the Zoning Designation from Commercial Office to Neighborhood Commercial, design guidelines and development standards for a 7.63 acre commercial/office complex, and development plans for a one story 14,490 square foot drug store. 1. Staff informed the Commission that the applicant had requested a continuance to November 14, 2000. 2. There being no discussion, it was moved and seconded by Commissioners Tyler/Abets to continue this item to the meeting of November 14, 2000, as requested by the applicant. Unanimously approved. B. Site Development Permit 2000-68; a request of Tomra Pacific Inc./Recycling Centers for approval of architectural, landscaping, sign and site plans for a 496.5 square foot prefabricated recycling collection facility to be located at 78-630 Highway 1 1 1 in front of Stater Brothers Supermarket within the One Eleven La Quinta Shopping Center. 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. Staff noted a correction to the Resolution. 2. Chairman Robbins asked if there were any questions of staff. Commissioner Kirk asked if the applicant had addressed the major issues raised by the Commissioners. Staff stated yes, with the exception of the location. 3. Commissioner Tyler stated that on Page 3 of the staff report the most important issue raised by the Commission was location, and yet, the applicant does not address it with this resubmittaL 4. Commissioner Butler stated he concurs with Commissioner Tyler. 5. Commissioner Kirk stated it was a major issue for some of Commissioners, but not the majority. Whereas, the design issues were a concern to the entire Commission and the applicant has addressed those issues. C:\My Documents\WPD0CS\PC10-10-00.wpd 2 Planning Commission Minutes October 10, 2000 6. Chairman Robbins questioned the wording of Finding #4 of the Resolution as to whether or not the building was compatible and asked how many parking spaces would be blocked out. Staff stated the applicant would have to address this. 7. Chairman Robbins asked if the applicant would like to address the Commission. Mr. Richard Kearns, representing Tomra Pacific, stated that to answer the question regarding location he would remind the Commission that they were requested by Stater Bros. to move their location. They are currently working with 130 stores in California. Stater Bros. is the major company involved in the recycling business and Tomra is a dominate source of recycling in and out of the United States. Some of the issues raised have been built in for safety by providing a false facade which would allow them to provide a location for recycling that was safe and convenient. This is the first production model that has been adopted and they have blended it into many cities. For La Quinta they have made a $30,000 upgrade to put a better look on the building. The primary thing they can do to blend in is to change colors and add roof tiles. He went on to note the other changes they are proposing to blend the facility in with the Center. He stated they have major support from the Center's owners. They were requested by the owner of the Center to move the facility to the front for safety. In regard to the landscaping they worked with staff to make changes they thought would make it blend more with the Center. In regard to the signs, their sign was designed to work with all their promotional material to be attractive and catch attention. For every 200,000 containers recycled they are donating a tree to that city. The graphic design on the side is to show the continuity with their recycling brochures and program. They have agreed to removed it on this facility to be more compatible with the City's requirements. One purpose of the mural is to keep down the graffiti. In regard to AB 939 requirements, the City has to have a 50% reduction and most of the cities in the Valley are having a problem meeting their quota. The City of Cathedral City paid their fees for a facility to help them meet their quota. 8. Commissioner Tyler asked where their facility was located in Cathedral City. Mr. Kearns stated it was also in from the Stater Bros. on Date Palm Drive. 9. Commissioner Abels stated this Commission was not against recycling. He had the opportunity to look at their location in Indio and in his opinion, it was an eyesore in regard to what La Quinta C:\My Documents\WPD0CS\PC10-10-00.Wpd 3 Planning Commission Minutes October 10, 2000 is trying to accomplish on Highway 1 1 1. Even though the present location is not desirable, to put this on Highway 1 1 1 is not the best location. He commended the applicant on his purpose. Commissioner Abels asked staff if the City had met our quota. Staff stated, to date the City has not, but it depends on what the City does this year. Mr. Kearns stated he could obtain those figures and would be happy to give them to staff. 10. Commissioner Kirk asked staff if the specifications and materials were the same in this packet as the one previously given to the Commission. Staff noted it was a new packet with the revised building elevations. 11. Commissioner Tyler asked about the electrical connection. Mr. Kearns stated they are able to tie into electrical lines and run them out to their location off of the electrical panel at Stater Bros. Commissioner Tyler asked if there were any other utilities they would need. Mr. Kearns stated none, only electrical. Commissioner Tyler asked about water. Mr. Kearns stated that in order to keep the facility clean they will connect to the landscaping connection for general cleanup. Commissioner Tyler stated some of the items raised at the last meeting were not addressed by the applicant in this proposal, such as how often the items are picked up. Mr. Kearns stated that since they have used this design which is a much more attractive and inviting facility, they have increased the amount of recyclables. Commissioner Tyler stated he visited the facility in Indio and found a very foul smell of stale beer. Mr. Kearns asked what day of the week. Commissioner Tyler stated it was during the week and in his opinion the containers should be cleaned more than three or four times a month. 12. Chairman Robbins noted that in the packet it stated there was a 50-foot clearance behind the facility and asked where that was measured from and with the length of the trucks it does not appear to be enough room. Mr. Kearns stated they try to get as much room as possible. They will schedule pick up times for the least busiest times of the Center. They generally rope two parking spaces off behind the bins for pickup. Chairman Robbins stated these are angled parking spaces and it would probably take four spaces. In regard to the new proposal where the mural has been removed, Chairman Robbins asked why the lights were needed on the side of the building. Mr. Kearns stated for safety. You cannot avoid the transient people and the lighting will deter this problem C:\My Documents\WPD0CS\PC10-10-OO.wpd 4 Planning Commission Minutes October 10, 2000 and all lights will be turned off as the store closes. Chairman Robbins asked about restroom facilities. Mr. Kearns stated it is written into the agreement with Stater Bros. that the employees can use those in the store. Chairman Robbins asked about the hours of operation. Mr. Kearns stated it is intended to be manned 10:00 a.m. to 5:00 p.m. Tuesday through Saturday. Chairman Robbins stated he would rather see it open Saturday and Sunday and closed on Monday and Tuesday. Mr. Kearns stated this is the reason they went with the machines. They could change the hours to be convenient to the residents. 13. Chairman Robbins asked if there was any other public comment. There being no further public comment, the public participation portion of the hearing was closed and opened the project for Commission discussion. 14. Commissioner Tyler stated that if approved he would like the following included in the conditions: utilities are to be undergrounded; the hours of operation shall be consistent with the store's hours; the hours for truck pick up shall be 6:00 a.m. to 7:00 a.m.; and the bins will be changed once a week to keep the smell down. He still has trouble with the findings that the facility does not interfere with the traffic in regard to the bin transfers. He also does not agree that people will walk into the store to turn their receipts in. He does not understand why the facility cannot be kept in the rear of the building. He drove through this area several times to check the rear of the building for the hours of heavy traffic and it was only during the truck deliveries for Stater Bros. and therefore, is not convinced it has to be in the front. He is in favor of recycling and the facility, but objects to the location. He cannot support this in this location. 15. Commissioner Butler stated he concurs with Commissioner Tyler's comments. He agrees with the purpose, but not the location. It needs to stay where it is. 16. Commissioner Abels stated he agrees with Commissioners Tyler and Butler. 17. Commissioner Kirk stated the recycling is irrelevant. Government should not be involved as to whether or not the use is good. The design issues are important and he believes the Commission gave the applicant a mixed message at the last meeting. The applicant has met all the design issues as requested by the Commission. C:\My Documents\WPD0CS\PC10-10-00.Wpd 5 Planning Commission Minutes October 10, 2000 With respect to the location, he disagrees with the other Commissioners. The issues of safety and traffic are a valid consideration. Also, he does not think they should decide who is good or bad in regard to who is hanging around these facilities. He would move to support the project as it has been redesigned. 18. Chairman Robbins stated he agrees that location is not an issue for this project. The issue is that this is a production unit. While the applicant did attempt to address the issues, in his opinion the change in colors helped, but did not do what they needed to do. They hid the building rather than conform to the existing architecture. The landscaping provides an opportunity for someone to hide which is also unsafe and he is not necessarily in favor of the heavy landscaping. As to the odor, it will be there whether it is in the front or back of the building. Traffic is a concern in the front as people will wait in their cars to drop their items off and will line up causing traffic problems. 19. Commissioner Abels stated he concurs with Chairman Robbins as the architecture is a problem. It needs a softer look. 20. Commissioner Tyler asked staff if there was some way to approve the facility behind the store. Community Development Director Jerry Herman stated the Commission can approve it subject to it's existing location and the applicant can appeal their decision to the City Council. Staff does support the facility as it does help to meet AB 939 requirements. 21. Commissioner Abels asked if it could be moved to the east of Stater Bros. Mr. Kearns stated Stater Bros. only controls their property. They have a $50,000 investment in this facility and it needs to be able to do what it is intended to do. They are greatly concerned with safety issue. They will not put a facility behind the store as it would not pay them to do so and the owners have declined to allow them to be behind the store anyway. 22. Ms. Susan Morse, representing Stater Bros., stated they have been told by the owners that there will be no more recycling in the rear of the building. Both the property managers and owners have stated this location is not an option. They will do everything they can to meet the City's requirements as they must recycle. They do not wish to argue with the Commission, but are working with some limitations. Women in this community want a safe place CAMy Documents\WPDOCS\PC10-10-00.wpd 6 Planning Commission Minutes October 10, 2000 and they want to be in the front of the building. It is not that obtrusive and will not be seen as you drive down the street. The have surveyed different sites at the Center, but must use the Stater Bros. parking lot. 23. Commissioner Abets stated he would feel better if the design was better. He can understand the location and will concur with the location, but the design is not what the City wants. Mr. Kearns presented some pictures of other locations. Commissioner Abels stated it is too small. Mr. Kearns stated they cannot build anything larger. 24. Commissioner Butler stated this could be an argument raised by all the other supermarkets and this could open up an avenue for other facilities in other centers. Ms. Morse stated they are to be within so many miles of each other and no other markets will be asking for it. Customers love the idea and ask for it. It does draw people into the Centers due to the recycling. 25. Commissioner Kirk stated he would not like the Commission to try and redesign the facility during a meeting. The applicant has addressed the design issues raised at the last meeting. If there is a desire to redesign this facility again, it is a mistake now to pick it apart. 26. There being no further discussion, it was moved and seconded by Commissioners Kirk/Abels to adopt Planning Commission Resolution 2000-067 approving Site Development Permit 2000- 683, subject to the Findings and Conditions of Approval as amended. a. All utilities shall be undergrounded. b. The hours of operation shall be the same as market. C. Bin pickups will be scheduled between 6:00 a.m. to 7:00 a.m. d. The Community Development Director can authorize additional pickups if there are odors. 27. Commissioner Butler stated that in terms of all that is proposed for this intersection it will only enhance Stater Bros. business. This is one of the major reasons he is not in favor of the location. It is definitely needed, but not what the City wants on one of the four corners. C:\My Documents\WPD0CS\PC10-10-00.wpd 7 Planning Commission Minutes October 10, 2000 28. Chairman Robbins stated that in regard to the issue of location, he concedes that the back of the store is not the right location, especially going to automated. The applicant has attempted to address a lot of the issues, but it is such a visible corner that he has a hard time approving it even with the redesign. ROLL CALL: AYES: Commissioner Kirk. NOES: Commissioners Abels, Butler, Tyler and Chairman Robbins. ABSENT: None. ABSTAIN: None. D. Environmental Assessment 97-341 Addendum General Plan Amendment 2000-072 Zone Change 2000-097 and Tentative Parcel Map 29897; a request of Chapman Golf Development, L.L.C. for certification of an Addendum to a previously approved Environmental Assessment, amend the General Plan and Zoning Land Use Designation from Golf Course to Low Density Residential, and create a 13,230 square foot single family residential parcel. 1. Chairman Robbins opened the public hearing and asked for the staff report. Community Development Director Jerry Herman presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Robbins asked if there were any questions of staff. Commissioner Tyler asked how much of the land area was vertical as it appeared to be very small. Staff stated none and displayed the location on the tract map. 3. Commissioner Kirk asked why this piece of land was not included at the original development of the Tract. Staff stated they have now found additional land that could accommodate more houses. 4. Chairman Robbins asked if the applicant would like to address the Commission. Mr. Dale Kelliber Keith Companies, representing the applicant, stated they agree with staff's recommendations with the exception of Condition #26. Staff stated they agreed with the deletion of this condition. 5. Commissioner development. Tyler commended the applicant on the C:\My Documents\WPD0CS\PC10-10-00.Wpd 8 Planning Commission Minutes October 10, 2000 6. Chairman Robbins asked if there was any other public comment. There being no further public comment, the public participation portion of the hearing was closed and opened the project for Commission discussion. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 2000-067 recommending to the City Council certification of an Addendum to Environmental Assessment 97- 341. ROLL CALL: AYES: Commissioners Abels Butler, Kirk, Tyler, and Chairman Robbins. NOES: None. ABSENT: None. ABSTAIN: None. 8. It was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-068 recommending to the City Council approval of General Plan Amendment 2000- 072. ROLL CALL: AYES: Commissioners Abels Butler, Kirk, Tyler, and Chairman Robbins. NOES: None. ABSENT: None. ABSTAIN: None. 9. It was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 2000-069 recommending to the City Council approval of Zone Change 2000-097. ROLL CALL: AYES: Commissioners Abels Butler, Kirk, Tyler, and Chairman Robbins. NOES: None. ABSENT: None. ABSTAIN: None. 10. It was moved and seconded by Commissioners Kirk/Butler to adopt Planning Commission Resolution 2000-070 recommending to the City Council approval of Tentative Parcel Map 29897, subject to the conditions as submitted/amended. e. Condition #26: Deleted. ROLL CALL: AYES: Commissioners Abels Butler, Kirk, Tyler, and Chairman Robbins. NOES: None. ABSENT: None. ABSTAIN: None. C:\My Documents\WPD0CS\PC10-10-00.Wpd 9 Planning Commission Minutes October 10, 2000 D. Right-of-Way-C 2000-001; a request of the City of La Quinta for a General Plan consistency findings for the proposed closure of Avenida Mendoza located between Avenida Montezuma and the alley to vehicular traffic. 1. Chairman Robbins opened the public hearing and asked for the staff report. Senior Engineer Steve Speer presented the information contained in the staff report. 2. Chairman Robbins asked if Mendoza originally went through the park. Staff noted that was true, but had been vacated. 3. Chairman Robbins asked if there were any questions of staff. Commissioner Butler commended staff on his presentation. 4. Commissioner Tyler asked about the term "motorized vehicle", and asked how this would affect motorized bicycles, etc. Assistant City Attorney John Ramirez the State Vehicle Code uses the word "motorized" and would include the broadest interpretation. In this instance if you are asking whether the City can make the finding that it is no longer needed, staff has illustrated this finding can be made. Commissioner Tyler stated his concern that the police would be issuing tickets on motorized bicycles. Senior Engineer Steve Speer stated the word "vehicular traffic" was added by staff as -the Code only states automobiles. Commissioner Tyler noted the City is currently working on a Transportation Demand Ordinance which would involve golf cart and they could also be affected. Staff stated the idea is that automobiles can be easily deterred without inconveniencing the public. It is not intended to address bicycles or golf carts. 5. Commissioner Kirk stated staff indicated what the ADT is, but is the traffic model able to address the future ADT? Staff stated no. It is a connector street between the neighborhood and the park and as he noted in the staff report, by doing this it cuts off passenger traffic from outside the neighborhood. 6. Chairman Robbins asked if this was approved by the Fire Marshal as he questions whether the new fire trucks could make a turn around in this alley. Staff noted it is 20-feet wide alley and will be developed to its full width. The City Council has approved this as being a one-way alley. The Fire Marshal has not be consulted. Chairman Robbins stated his concern was the turning radius of the larger fire trucks. C:\My Documents\WPDOCS\PC10-10-00.wpd 10 Planning Commission Minutes October 10, 2000 7. Commissioner Kirk asked is this was a private development would staff even be considering this request. Staff stated there are several circulation opportunities and this is consistent with subdivision concepts to have a curvilinear street. Commissioner Kirk asked if this was a private development developing on a public street would the City be considering it. Staff stated they would not know what the Council would do in that instance. It is not a vacation of a street, just closing to vehicular traffic. 8. There being no further public comment, the public hearing was closed and open for Commission discussion. 9. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-071 approving RW-C 2000-001 as recommended by staff. ROLL CALL: AYES: Commissioners Abels Butler, Kirk, Tyler, and Chairman Robbins. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEMS: A. Minor Use Permit 2000-241; a request of St. Francis of Assisi Catholic Church for approval of a temporary turfed parking lot with 219 parking spaces with temporary parking lot lighting for the Church. 1. Chairman Robbins asked for the staff report. Community Development Director Jerry Herman presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Robbins asked if there were any questions of staff. Commissioner Kirk asked if any promises were made as to the duration of the parking lot. Staff stated no. Commissioner Kirk asked if there were any time limits. Staff stated there are none contained in the Code. 3. Commissioner Tyler asked is this was 10-feet above grade or the concrete pavement. Staff stated 10-feet above the concrete or a total of 12 feet. CAMy Documents\WPDOCS\PC10-10-OO.wpd 11 Planning Commission Minutes October 10, 2000 4. Chairman Robbins asked if this was on Church property. Staff stated it was the Church's property. 5. Mr. Larry Saindon, representing St. Francis of Assisi, gave their reasons for the request being safety and security. The lights will be on a timer and will come on Saturday and Sunday from 4:30 p.m. to 6:30 p.m. and special services; a total of four hours a week. 6. There being no further discussion, it was moved and seconded by Commissioners Tyler/Kirk to adopt Minute Motion 2000-015 approving Minor Use Permit 2000-241 as recommended by staff with the following amendments: a. Light poles will be a maximum of 10 feet with a 2-foot pedestal. b. All utilities shall be undergrounded VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: A. Commissioner Tyler gave a report of the City Council meeting of October 3, 2000. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Butler to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held October 24, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:38 p.m. on October 10, 2000. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California CAMy Documents\WPD0CS\PC10-10-00.wpd 12 LA QUINTA CITY COUNCIL MINUTES OF A SPECIAL MEETING HELD JOINTLY WITH THE PLANNING COMMISSION THE ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE THE COMMUNITY SERVICES COMMISSION THE CULTURAL ARTS COMMISSION THE HISTORIC PRESERVATION COMMISSION AND THE INVESTMENT ADVISORY BOARD SEPTEMBER 26, 2000 A special joint meeting of the La Quinta City Council, Planning Commission, Architectural and Landscaping Review Committee, Community Services Commission, Cultural Arts Commission, Historic Preservation Commission and the Investment Advisory Board was called to order at 4:30 p.m. by Mayor John Pena. I. CITY COUNCIL ROLL CALL PRESENT: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena PUBLIC COMMENT - None 1. Conference with Real Property Negotiator, Mark Weiss, pursuant to Government Code Section 54956.8 concerning potential terms and conditions of acquisition and/or disposition of real property located on the Southeast corner of Highway 111 and La Quinta Center Drive (Assessor's Parcel No. 649-030-057.) Property Owner/Negotiator: Stamco Development Company 2. Conference with Legal Counsel - Pursuant to Government Code Section 54956.9(a) - Pending Litigation, City of La Quinta V. Baden, Case No. INC014012. Council recessed to Closed Session to and until the hour of 5:00 p.m. 5:00 p.m. The City Council meeting reconvened with no decisions being made in Closed Session which require reporting pursuant to Section 54957.1 of the Government Code (Brown Act) 11. PLEDGE OF ALLEGIANCE Mayor Pena led the audience in the pledge to the flag. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 3 Commissioner Tyler expressed his concern regarding the number of General Plan Amendments being considered and approved by the City Council. Community Development Director Jerry Herman stated that La Quinta, as a Charter City, can process up to 12 General Plan Amendments per year. He reported that this has allowed the City to implement a "fast track" program to assist in speeding up the development process. Council Member Henderson observed that there has not been an excessive number of amendments when one takes into account the lengthy period of time that has passed since the last General Plan Update. Chairman Robbins concurred and said he feels the City should be concentrating on areas of the City that have not undergone development or areas that may be annexed into the existing City boundaries. Commissioner Abels said he likes receiving the Community Development monthly report from staff and asked when the La Quinta Movie Theater is expected to open. A discussion of the progress of the theater ensued and Council Member Henderson shared information that she has recently received. She said one reason for the delay in opening, has been because the developers have upgraded and reinstalled seating and sound systems to insure the most up-to-date equipment is included in the theater when it opens. Commissioner Abels questioned the uses to be included at the new Point Happy Center, stating he was surprised to read the announcement in the newspaper that a hotel would be included. A general discussion among the members of the Council and the Commission concluded a hotel use would have to come back before the Planning Commission for approval and at this juncture it may be more rumor than fact. Commissioner Abels also stated he had been approached by Mr. Budreau of the Cliff House Restaurant about the need for a sidewalk or walkway on the north side of Highway 1 1 1 between the Cliff House and the Point Happy development. Council Member Henderson felt a walkway north of the rocky outcropping might be a possibility, in the area that is planned for a bike path. Chairman Robbins expressed his concerns with not providing some kind of an access based on the public safety aspects. He felt Cal Trans or the City or County really needed to "step up to the plate" and address this matter. Mayor Pena responded that Cal Trans may need to close that area off somehow and make it known that the area is prohibited to pedestrians. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 5 Mayor Pena commented that the landscape renderings provided by developers present such attractive images that the type of plant material proposed, sometimes doesn't get the consideration it deserves. Council Member Sniff said he would like to see limits on the height of date palm trees placed in the standards. Council Member Henderson stated she has observed some honest dialog going on between the members of the Planning Commission and she believes differences of opinion are healthy. She encouraged the Commission to continue in this manner. Commissioner Butler and Committee Member Bobbitt thanked the Community Development staff for the thoroughness of the staff reports prepared for their respective bodies. Committee Member Frank Reynolds said he feels the ALRC has, for the most part, been able to send most of the developers and applicants, who appear before them, away from their meetings happy with the changes and suggestions made. The Commission and Council briefly discussed a meeting scheduled by the developers of Wallgreens. The Council and Commission agreed that the flyer announcing both the meeting and the participation of the City and other agencies, such as the Water District, was not appropriate since the developers didn't notify or invite any of the parties named as participants to attend. Council Member Sniff asked the Planning Commission for their feelings regarding annexation of areas to the east of the present City boundaries. Commissioner Rich Butler stated he has concerns about running out of room for Redevelopment projects. Commissioner Kirk outlined what he called "the larger issues", consisting of the matters of signage, the Highway 1 1 1 development, the southeast area annexation and density. He said he feels the General Plan Update process offers an excellent opportunity to address these issues. He believes for the long term the General Plan usually works but the really important issues are more short term and even when the General Plan is updated there will still be amendments that come up. He recommended that the City focus on the southeast annexation area, on Highway 1 1 1, signs, and density and not spend too much time on the policy language. He said he is enthusiastically in favor of annexing the proposed area. Council Member Sniff said he sees the need to address parks and recreation requirements, density and affordable housing as top priorities. The City Council and Planning Commission discussed the Community Park in the north section of La Quinta and the challenges facing the City with its development. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 7 Mayor Pena announce that Commissioner Davis, who is attending the Olympics in Sydney, Australia had been excused. Mayor Pena asked Community Services Director Dodie Horvitz to make a brief staff report prior to opening the meeting up to a question and answer format. Director Horvitz recapped the Commission's notable activities including the meetings with residents of the proposed Community Park neighborhood in North La Quinta and their participation and support of the City Picnic. Mayor Pena stated he feels one of the challenges for the Commission in the near future will be the Community Park development. He mentioned the desire on the part of the soccer enthusiasts to have the entire park dedicated as a soccer facility. He also mentioned the lighting of the park may create some dissension. Commissioner Rebich suggested the light level in that neighborhood is already a serious concern and the lights at the high school are very invasive. She asked if there was a way the City could approach the school district about shielding the lights more effectively to alleviate some of the concerns of the residents. *Commissioner Hanson arrived at 7:00 p.m. Council Member Perkins agreed that shielding of the high school lights would be a very good idea. He also questioned if the sports field lights are on all night. Director Horvitz responded the lights are on a satellite timing device that unfortunately malfunctions fairly regularly and the lights don't go off at all. Commissioner Bechard suggested it would be very helpful if information about modification of the high school lights could be available prior to the next community meeting. Commissioner Bechard questioned the City's future park plans. City Manager Tom Genovese stated the City Council recently approved a Request for Proposal (RFP) to update the parks master plan and future expansion will be a part of that planning.' Council Member Adolph said the development of property located at Miles and Washington is planned to include a community park. Council Member Sniff suggested the Commission give some thought to the naming of the Community Park and recommended it be kept simple, for example La Quinta Community Park. In response to Mayor Pena, Commissioner Bechard said one of the requests the Commission hears often from the High School age residents is for a Teen Center. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 8 Mayor Pena called the joint meeting with the Cultural Arts Commission to order at 7:30 p.m. Chairperson Shamis stated the Commission would like to individually cover five very important subjects and requested permission to have each member address a particular subject with the Council. Mayor Pena suggested she might wish to begin. Chairperson Shamis spoke regarding communications between the City Council and Commission. She asked that the City Council meet with the Cultural Arts Commission more frequently. She also said she would prefer to return to the seven (7) member commission to accommodate the number of important tasks the Commission has. She addressed the upcoming Cultural Arts Symposium and asked that the City Council share with the Commission their vision of what the role of the Cultura0 Arts Commission should be. Commissioner Elaine Reynolds spoke regarding the Temporary Art program. She asked that the City Council consider paying for the installation of loaned artwork and for the required liability insurance for temporary art pieces. She stated she has been speaking with representatives of KSL about financing this and locating temporary art in the median near the La Quinta resort. She also stated she has spoken with Mr. Ed Kibbey of the BIA who said, while he does not favor this program, he would not oppose it. Mayor Pena asked in what capacity Commissioner Reynolds had been speaking with these individuals. She responded she was just trying to help the City get one of the Commission's programs accomplished. Mayor Pena cautioned that commitments should not be made by an individual Commissioner without the express direction of the Council and concurrence of the other members of the Commission. Commissioner Woodard suggested the discussion of Temporary Art should be confined to the general subject, not to site specifics. Council Member Perkins stated he would oppose placement of temporary art in the medians because of safety concerns and possible driver distraction that this might cause. Council Member Sniff said he feels this program needs to be investigated thoroughly by the City Attorney and if the problems can be worked out, the City Council would then look into designating an appropriate site. Council Member Henderson pointed out an important factor to consider is the cost of installation of temporary art. She felt the installation required for some large pieces of artwork, on a temporary basis, could be cost prohibitive. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 11 Council Members Henderson and Perkins both expressed their convictions that the City Council should not be giving directions that are too specific, since visual art is not something that can be defined in that way. Council Member Perkins further stated recommendations should be coming to the Council from the Commission, not the other way around. Council Member Sniff felt the Commission should not feel they are not being taken seriously because the Council does not always agree with their recommendations. Commissioner Diamond said she feels the Commission's role needs to be as a bridge from the City to the Art community. She sees the Commission in a position to nurture relationships with local artists during the planning and implementation phases and the Council's role to make the decisions regarding final selection of Art in Public Places. Council Member Henderson said she feels meetings need to be productive but the Commission should not feel pressured to accomplish too much at any given meeting. She suggested, rather than being rushed to make decisions, the Commission should feel free to continue a business meeting, to allow them time to be comfortable with their recommendations. Commissioner Woodward stated presentation of a written rationale for the Commission's recommendations might be helpful the next time they are presented to the City Council. Mayor Pena thanked the Commissioners for their participation and adjourned this portion of the joint meetings at 8:10 p.m. 8:20 P.M. - Meeting Jointly with the Historic Preservation Commission V. ROLL CALL: PRESENT: Commissioners: Irwin, Sharp, Chairperson Wright ABSENT: Commissioners: Mitchell, Puente 1. DISCUSSION OF MATTERS OF JOINT INTEREST TO THE MEMBERS OF THE CITY COUNCIL AND THE HISTORIC PRESERVATION COMMISSION. Mayor Pena opened the joint session at 8:20 P.M. and suggested the members of the Commission individually speak to any questions or concerns they might have. Commissioner Barbara Irwin stated she is very happy with the newly approved curation program and she suggested that the City's office trailer might be used for this program after the construction company completes their work in the Village. City Council Special Meeting Minutes September 26, 2000 Joint Meeting with Planning Commission, ALRC, Community Services, Cultural Arts, Historic Preservation Commissions and Investment Advisory Board Page 13 Council Member Perkins stated his pleasure with the recommendations from the Investment Advisory Board (IAB). He said with the expertise of the members of the IAB and the members of City staff involved in making investments he feels La Quinta is in good financial condition. Council Member Sniff said the Advisory Board was created as the result of an unfortunate situation that occurred but it's establishment turned out to be of significant benefit to the City Council. Commissioner Irwin asked if the board is providing the Council with the product they are looking for. Council Member Adolph responded he is very well satisfied with the recommendations from the board and has a great deal of confidence in their combined abilities. Council Member Henderson thanked the board for the education they have provided her. She said as a result of the formation of the Investment Advisory Board and their annual reports, she feels she is much more knowledgeable in the area of investment planning. Chairman Osborne stated the board is planning to look seriously at the GSE question in the upcoming months. • iVA11:1,11111 There being no further business, it was moved and seconded by Council Members Sniff/Henderson to adjourn the Joint City Council/Boards, Committees and Commissions meeting at 8:52 p.m. The motion carried unanimously. Respectfully submitted, Jun . Greek, CIVIC City Clerk, City of La Quinta, California PH A, STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 24, 2000 CASE NO.: ENVIRONMENTAL ASSESSMENT 2000-401, GENERAL PLAN AMENDMENT 2000-068, ZONE CHANGE 2000-094, SPECIFIC PLAN 2000-048 AND TENTATIVE TRACT MAP 29858 REQUEST: CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; A GENERAL PLAN AMENDMENT AND CHANGE OF ZONE FROM TOURIST COMMERCIAL TO LOW DENSITY RESIDENTIAL; A SPECIFIC PLAN ALLOWING UP TO 178 SINGLE FAMILY DETACHED AND ATTACHED DWELLINGS ON 73 ACRES; AND A TENTATIVE TRACT MAP SUBDIVIDING 73 ACRES INTO 172 RESIDENTIAL LOTS, AND LETTERED LOTS FOR STREETS, ACCESS, LANDSCAPING, LAKES AND A WELL. LOCATION: THE SOUTHWESTERN CORNER OF JEFFERSON STREET AND 50TH AVENUE. APPLICANT: RJT HOMES, LLC ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2000-401 WAS PREPARED FOR PROPOSED SPECIFIC PLAN 2000-048 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DEPARTMENT HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN/ ZONING/ DESIGNATIONS: CURRENT: TOURIST COMMERCIAL/TOURIST COMMERCIAL PROPOSED: LOW DENSITY RESIDENTIAL/LOW DENSITY RESIDENTIAL BACKGROUND: Site Background The project site is currently generally vacant, although citrus trees, evidence of the previous agricultural activity on the site, still occur on the eastern portion. The site is surrounded by single family residential development on the south and west, and C:\My Documents\WPDOCS\StfRptRJTSP00-048.wpd Jefferson Street and 50th Avenue on the east and north, respectively. Lands beyond the streets are generally vacant, and designated for neighborhood commercial and single family residential land uses. Project Request In addition to the Environmental Assessment, the following applications have been filed: 1. A General Plan Amendment and Zone Change to change the land use designation from the current Tourist Commercial to Low Density Residential. 2. A Specific Plan to establish design guidelines and standards for up to 178 residential units, both attached and detached, a central open space area, and a master circulation plan. 3. A tentative tract map which divides the proposed project site into 162 residential lots, and lettered lots for streets, landscaping and access lots. The Specific Plan provides the design guidelines and standards which will guide the future development of the site. The Specific Plan requires that Site Development Permits (SDP) be secured in certain instances. Conditions of approval have been added which clarify the need for SDPs. The Specific Plan further details the potential architectural styles of the homes within the project area, and the types of materials which will be utilized. The tract map proposes 72 single family detached lots and 90 single family attached lots. The attached lots are proposed for zero lot line construction. Models for both types of housing will also be reviewed by the Planning Commission during the Site Development Permit process. The variations to the City's zoning standards are discussed individually below, under Design Issues. The proposed project represents a mix of 90 single family attached residences and 72 detached single family homes on lots ranging from 8,208 s.f. to 21,136 s.f. The average lot size for the attached product is 10,446 s.f., and is 15,534 s.f. for the detached product. The attached product is located on the eastern half of the property, closest to Jefferson Street. Many of the residential units are located on common area lakes, which total 11.1 acres of the project site (lots U through Z on the tract map). The project is proposed to be developed in one phase. Interior streets are proposed at 29 feet paved width, with no on -street parking. The project proposes two access points: a primary access on 50th Avenue, approximately at the mid -point of the northern property line; and a second access point approximately at the mid -point of the eastern property line. In addition, emergency access is proposed at the northwestern corner of the property, and a golf cart easement, allowing for access to the Citrus golf club, is proposed at the mid -point of the southern property line. C:\My Documents\WPDOCS\StfRptRJTSP00-048.wpd Public Notice This application was advertised in the Desert Sun newspaper on September 4, 2000. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Zoning Ordinance of the La Quinta Municipal Code. To date, no comments have been received. Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. STATEMENT OF MANDATORY FINDINGS: The findings necessary to recommend approval of the General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map can be made, as noted in the attached resolutions with the exception of the properties suitability finding under the Specific Plan as follows: Finding #4 - Property Suitability: Issues associated with the design of the project are discussed below. Site -specific design issues can be further reviewed and refined through the Site Development Permit process for individual land uses on the site, which will be required. Perimeter Wall The Specific Plan proposes a perimeter wall treatment and project entries at 50th and Jefferson. The wall is shown on the Map as a staggered treatment. The entries are not sufficiently detailed in the Specific Plan and Tentative Tract Map to provide a definitive view of the final product. A condition of approval has been added which requires that the perimeter wall and project entries be reviewed through the Site Development Permit process (Condition #51.A). Finally, the noise analysis performed for the proposed project requires 8 and 10 foot wall in order to attenuate sound at the site, particularly on lots adjacent to both 50th Avenue and Jefferson Street. The mitigation measures for the project require that these be a combination of berming and walls, with the walls not to exceed 6 feet in height, as limited by the Ordinance. This mitigation measure has been repeated as Condition #55. Open Space and Setbacks The project is designed around a series of water features, which will provide open space views to adjacent homes. For many of the homes, this will provide the perception of a larger rear yard. In this instance, the standard in the Specific Plan (pages 3.4 and 3.5) for a 10 foot rear yard setback is acceptable. For homes, whether C:\Mv Documents\WPDOCS\StfRptRJTSP00-048.wpd detached or attached, which do not back onto open space, however, the Specific Plan also calls for a 10 foot rear yard setback. This standard is too small to allow a pool or other rear yard amenities, when one considers patios in the range of 6 or eight feet in depth. A condition of approval has been added therefore (Condition #58), which requires an amendment to the standard to 20 feet for lots which do not back onto open space areas. Signage The signage proposed in the Specific Plan does not provide sufficient detail, including size and location, to make a determination as to its adequacy. A condition of approval has been added (Condition #59) which requires that signage for the project be processed through a Site Development Permit, and that all signage shall conform to the standards of the Zoning Ordinance. Potential for 2 Story Homes The standards provided for in the Specific Plan allow for 2 story homes within the project site. No specific locations or architectural detail is provided, however. The conditions include a provision that all locations for two story homes shall conform to the standards of the Zoning Ordinance., Section 9.60.310, which prohibits two story homes under certain circumstances (Condition #60). Landscaping The Specific Plan does not include sufficient detail to determine the ultimate layout and distribution of landscaping in and around the proposed project. Since surrounding streets are primary and secondary image corridors in the General Plan, landscape treatments are critical. The Specific Plan includes a very broad and all-inclusive landscape palette. The biological resource analysis prepared for the proposed project indicates that the project should include native plant species to the greatest extent possible, and has been conditioned to do so. Conditions of approval have been added to address both these issues. Condition #51.A and #51.13 requires that the perimeter and common area landscaping plans be subject to Site Development Permits. Condition #2 requires that the landscaping palette be edited to focus on native and non-invasive plants. Parkin The proposed Specific Plan does not set standards for parking, although it does state that no on -street parking will be permitted within the project. The requirement for parking for single family homes where no on -street parking is allowed is 0.5 spaces per unit, in addition to 2 garage spaces. In the case of the proposed project, this requires a total of 81 guest parking spaces. The tentative tract map depicts a total of 25 guest parking spaces (10 on lot AA, 3 on lot Il, and 3 each at the end of cul-de- sacs L, M, N & P). There appear, however, to be landscape islands in each of the cul- de-sacs which could be converted to guest parking spaces. If all cul-de-sacs had three C:\My Documents\WPDOCS\StfRptRJTSP00-048.wpd s ' ') 4 spaces where the landscape islands currently occur, they would provide a total of 36 parking spaces. In addition, a number of undefined landscaping areas occur throughout the project, which could accommodate parking spaces. A condition of approval has been added (Condition #54) which requires that the final map include 81 guest parking spaces. CONCLUSION: The General Plan Amendment, Zone Change, Specific Plan and Tentative Tract Map represent an appropriate use of the parcel on which they are proposed. The Specific Plan, as conditioned, is compatible with surrounding development in the immediate area, and in conformance with City requirements. Findings for a recommendation for approval, as noted in the attached Resolutions, can be made. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2000-_, recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2000-401. 2. Adopt Planning Commission Resolution 2000- , recommending to the City Council approval of General Plan Amendment 2000-068. 3. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Zone Change 2000-094. 4. Adopt Planning Commission Resolution 2000- , recommending to the City Council approval of Specific Plan 2000-048, subject to the findings and conditions. 5. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Tentative Tract Map 29858, subject to the findings and conditions. Attachments: 1. Location Map 2. Specific Plan 2000-048 Document 3. Tentative Tract Map 29858 Prepared by: Submitted by: 1 Nicole Sauviat Criste, Consulting Planner Christine(itio, Panning Manager C:\Mv Documents\WPDOCS\StfRptRJTSP00-048.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2000-401 PREPARED FOR GENERAL PLAN AMENDMENT 2000-068, CHANGE OF ZONE 2000-094, SPECIFIC PLAN 2000-048 AND TENTATIVE TRACT MAP 29858 ENVIRONMENTAL ASSESSMENT 2000-401 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 26th day of September, 2000 and the 24th day of October, 2000, hold duly noticed Public Hearings to consider Environmental Assessment 2000-401 for General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000- 048 and Tentative Tract Map 29858, generally located on the southwest corner of 50th Avenue and Jefferson Street, more particularly described as follows: APNs 772-050-007 and 772-050-008 WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970"(as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 2000-401) and has determined that although the proposed General Plan Amendment, Change of Zone, Specific Plan and Tentative Tract Map could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the conditions of approval for Specific Plan 2000-048 and Tentative Tract Map 29858, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending certification of said Environmental Assessment: 1. The proposed General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 and Tentative Tract Map 29858 will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2000-401. C:\My Documents\WPDOCS\PCResoRJTEA-401.wpd Planning Commission Resolution 2000-_ Environmental Assessment 2000-401 RJT Homes 2. The proposed General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 and Tentative Tract Map 29858 will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 and Tentative Tract Map 29858 do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The proposed General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 and Tentative Tract Map 29858 will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed subdivision. 5. The proposed General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 and Tentative Tract Map 29858 will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 7. The Planning Commission has considered the Environmental Assessment 2000- 401 and the Environmental Assessment reflects the independent judgement of the City. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and correct and constitutes the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 2000-401 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum on file in the Community Development Department. *� C:\My Documents\WPDOCS\PCResoRJTEA-401.wpd Planning Commission Resolution 2000-_ Environmental Assessment 2000-401 RJT Homes PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of October, 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 9 0 8 C:\My Documents\WPDOCS\PCResoRJTEA-401 .wpd Addendum to Environmental Checklist, EA 2000-401 I. a) & c) Jefferson Street is a Primary Image Corridor in the City General Plan. 50th Avenue is a secondary image corridor. The Specific Plan has delineated sufficient setbacks to accommodate the required landscaping parkway. Subsequent site development permits for the project perimeter landscaping plans and entryway treatments will assure that the project meets the City's standards for these corridors. This will ensure that the impacts to visual resources are reduced to a less than significant level. I. d) The project site is currently vacant desert land. The proposed lighting on the project site will be typical of that for residential development, and will primarily occur on the interior of the site. The site's lighting impacts are not expected to be significant. III. c) & d) The proposed project is less intense than the original Tourist Commercial designation assigned for the site. Therefore, the potential impacts assigned to the site associated with residential development are expected to be less than those analysed in the General Plan EIR. Based on the residential land uses proposed, the project can be expected to generate approximately 1,900 trips per day'. Based on this, as shown in the Table below, the project will not exceed any SCAQMD thresholds. Running Exhaust Emissions (pounds/day) PM10 PM10 PM10 CO ROC NOx Exhaust Brakes Tires 50 mph 46.7 2.1 8.39 0.0 0.21 0.21 7 Daily Threshold 550 75 100 150 Based on 1900 trips/day and average trip length of 5.0 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75'F. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. Institute of Traffic Engineers, Trips Generation Handbook, 6th Edition, for single family residential. kj ()a C:\My Documents\WPDOCS\EA401 RJTAddendum.wpd The Coachella Valley has in the past been a non -attainment area for PM 10 (particulate matter of 10 microns or smaller). Recent analysis by SQAQMD has determined that the Valley has reached attainment, and a redesignation is pending. In order to control PM10, the City has imposed standards and requirements on development to control dust. SCAQMD also suggests mitigation for vehicular emissions, which are integrated into the following mitigation measures: 1. No earth moving activity shall be undertaken without the review and approval of a PM 10 Management Plan. The applicant shall submit same to the City Engineer for review and approval. 2. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 3. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 4. Construction personnel shall be informed of ride sharing and transit opportunities. 5. Cut and fill quantities will be balanced on site. 6. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 7. Watering of the site or other soil stabilization method shall be employed on an on -going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 8. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 9. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 10. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 11. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 12. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 10 t.° l C:\Mv Documents\WPDOMEA401RJTAddendum.WDd 13. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. With the implementation of these mitigation measures, the impacts to air quality from the proposed project will not be significant. Moreover, improvements in technology which are likely to reduce impacts, particularly from motor vehicles or transit route improvements in the future which may occur at the project site are not included in the analysis. IV. a), b), d), & f) A biological resource analysis was performed for the proposed project2. The findings of the biological resource analysis are summarized below. The site has previously been in agriculture, and as such has been substantially disturbed. Wildlife species were found to inhabit the site, however. The Black -tailed Gnatcatcher was observed on the site. Once he project is built, the species is likely to relocate to surrounding habitat. As a result of the biological resource analysis, the project shall be subject to the following two mitigation measures: 1. Native landscaping shall be used throughout the common areas of the site to the maximum extent possible. 2. No clearing activity shall be conducted on the site during the spring and early summer (March through June). The project occurs within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. The project proponent will be required to pay the mandated $600 fee per acre prior to development at the site. This mitigation measure will reduce impacts to biological resources to a level of insignificance. V. a), b), & d) Two archaeological resource analyses were conducted for the proposed project'. Seven prehistoric sites were identified on the project site. These sites were tested and evaluated, utilizing professional protocol. The analysis determined that the recorded sites, once testing was completed and artifacts were collected and catalogued, do not meet the criteria for significance as defined in CEQA. The following mitigation measure will ensure that potentially buried deposits are identified and protected during construction activities. 1. An archaeological monitor shall be present during all grading and trenching activities on the site. The monitor shall be empowered to 2 "RJT Home Site, Avenue 50 and Jefferson Street Biological Assessment," prepared by Ogden Environmental and Energy Services, June 20, 2000 3 "Cultural Resource Research Design ." prepared by LSA, July 6, 2000: and "Archaeological Testing and Evaluation of Sites CA-RIV-6352 to-6357." prepared by CRM Tech, September 11, 2000. C:\Mv DocumentsMPDOMEA401 RJTAddendum.wpd temporarily halt or redirect earthmoving activities should any cultural resources be encountered. Upon discovery of a cultural resource, work should stop in the vicinity of the find, and a plan for its evaluation and treatment should be developed in consultation with the Community Development Department. V. c) A paleontological assessment was completed for the proposed project4. The study determined hat the subject property is located within the high shoreline of ancient Lake Cahuilla. Fossil mollusks were located on the project site. The following mitigation measures are required to reduce the potential impacts of the project on paleontological resources: 1. A paleontological monitor shall be present during all grading and trenching activities on the site. The monitor shall be empowered to temporarily halt or redirect earthmoving activities should any cultural resources be encountered. Upon discovery of a paleontologic resource, work should stop in the vicinity of the find, and a plan for its evaluation and treatment shall be developed in consultation with the Community Development Department. VI. a) i) The proposed project does not lie in an Alquist-Priolo hazard area. No known earthquake fault occurs within several miles of the proposed project. The potential impact for fault rupture is not expected to be significant. VI. a) ii) The proposed project occurs in a Zone III groundshaking zone. The City has adopted the provisions of the Uniform Building Code for this hazard. Construction of any structure on the project site will conform to these standards, and will reduce the potential hazard to a less than significant level. VI. a) iii) The proposed project does not occur in a liquefaction hazard area. The soils on the site are loose silty sand, which has the potential to shift in a seismic event. The City Engineer will require the preparation of site -specific soils analysis in conjunction with the submittal of grading plans (please see below). This requirement will ensure that impacts from ground failure are reduced to a less than significant level. VI. b) & c) The site is located in a blowsand hazard area. As discussed above, the soils on the proposed site are loose silty sand. As such, unstable soil conditions can occur from improper grading or excavation. The City's standards for site 4 "Paleontological Resource Assessment," prepared by LSA, July 6, 2000. P CAMy DocumentsMPDOMEA401 RJTAddendum.wpd preparation shall be adhered to in all site preparation activities. In order to reduce the impacts of unstable soils on the proposed site, the following mitigation measure shall be implemented: 1. Prior to issuance of a grading permit for any structure on the proposed site, the applicant shall submit, for review and approval by the City Engineer, a detailed, site specific soil study, which shall include recommendations designed for the specific structures being constructed. VIII. a) The proposed project will be required to retain the 100 year, 24 hour storm on - site. The water will be retained in a system of lakes and water features which shall be designed to meet the standards established by the City Engineer. This requirement includes the installation of "water cleaning" devices when necessary to ensure that no contaminants are introduced into the storm water system. This requirement will reduce the potential for violation of a water quality standard to a less than significant level. VIII. b) Domestic water is provided by the Coachella Valley Water District, which extracts groundwater from a number of wells in the Lower Thermal sub -basin. The District will require the installation of water conserving landscaping, as well as the adherence to building code requirements for water conserving fixtures within the homes. This will reduce the potential impacts associated with the proposed project to a less than significant level. VIII. c), d) & e) Any development proposal reduces the amount of natural terrain available for percolation, and changes drainage patterns. Construction of structures and roadways will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The proposed project will direct surface runoff to lakes and water features located within the project. The City Engineer will impose conditions of approval to ensure that any drainage is properly treated, if needed. No significant impact is expected. IX. b) & c) The project site is currently designated for Tourist Commercial in the General Plan. The proposal would change this designation to Low Density Residential. This represents a considerable reduction in the potential impacts of the project site on the area surrounding it. The proposed project will be impacted by its location (see item XI, below) more than the project will impact surrounding properties. The development of the project site will still provide a buffer to properties to the west and south, and will have lower impacts on traffic, noise and air quality than originally analysed in the General Plan. No significant impacts are expected. C:\My DocumentsMPDOCs\EA401 RJTAddendum.wpd XI. a), b) & c) A noise analysis was prepared for the proposed projects. The study identified two potentially impacted areas: existing development to the south and west, which will be impacted by construction of the project; and the project area itself, which will be impacted by the surrounding noise environment. Further, the study identified two types of noise impacts: short term impacts associated with the construction of the project; and long term impacts associated with the location of sensitive receptors on the project site. The noise analysis results in the following mitigation measures in order to mitigate the impacts of noise to a less than significant level: 1. All construction equipment shall be equipped with properly operating and maintained mufflers consistent with manufacturers' standards. 2. All stationary construction equipment shall be placed so that noise is directed away from the southern property line. 3. Construction staging areas shall be located along the northern property line. 4. All construction shall occur during the hours allowed in the La Quinta Municipal Code. 5. The project shall be surrounded on the north and east boundary by a 4 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 10 foot wall. The project shall be surrounded on the north and east boundary by a 2 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 8 foot wall.. Design of the berm and wall shall be subject to Site Development Permit review. 6. Any house proposed to be two storeys in height along the eastern or northern boundary of the proposed project shall be required to be designed with sufficient building upgrades to ensure an interior noise level of 45 dBA CNEL or less. Such documentation shall be provided to the building department for review and approval prior to the issuance of building permits, should it be necessary. 7. A solid eight foot high gate shall be installed at the emergency access point at the northwest corner of the property. "50th and Jefferson Protect Residential Development Noise Impact Analysis," prepared by LSA, August 11, 2000. C:\My Documents\WPDOMEA401 RJTAddendum.wpd XII. a) The proposed project may indirectly induce growth, insofar as added residents will generate a need for added businesses, and employees for these businesses will require housing. The potential impact is not expected to be significant. XIII. a) The construction of the proposed project will result in short-term potential impacts for all public services. The property, once developed, will generate property tax. These taxes will contribute to the City's General Fund, and off -set the potential impact to public services. All development has an impact on governmental facilities and services. The project proponent will be required to participate in the City's Impact Fee Program, which helps to offset roadway improvements. The proposed project will be required to pay school fees in effect at the time of development to mitigate for the impacts to schools. The proposed project is not expected to have a significant impact on services or facilities. XIV. a) & b) The project will create up to 178 homes, which will generate an added need for parks. The project will contribute to the City's Impact Fee Program, which allocates funds for the provision of parks. This mitigation will reduce the potential impacts to a less than significant level. XV. a) The proposed project was analysed as a Tourist Commercial development in the General Plan. Such development has a considerably higher trip generation than residential development. The impacts of the proposed project, therefore, are expected to be lower than those forecast in the General Plan EIR, and are not expected to be significant. XVI. f) All development impacts utilities and service systems. The proposed project, however, will be required to meet the standards of the City and service providers in constructing facilities which are energy efficient and water conserving. The construction of the proposed project will have a limited impact on solid waste disposal. However, the residents will be required to participate in the City's AB 939 programs, which are designed to reduce the impacts to landfills. The overall impacts of the project on these services is not expected to be significant. C:\My DocumentsMPDOMEA401 RJTAddendum.wpd Environmental Checklist Form 1. Project Title: General Plan Amendment 2000-068, Change of Zone 2000-094, Specific Plan 2000-048 Tentative Tract Map 29858 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Christine di lorio, 760-777-7125 4. Project Location: Southwestern corner of Jefferson Street and 50th Avenue 5. Project Sponsor's Name and Address: RJT Homes 50842 Grand Traverse P.O. Box 810 La Quinta, CA 92253 6. General Plan Designation: Current: Tourist Commercial Proposed: Low Density Residential 7. Zoning: Current: Tourist Commercial Proposed: Low Density Residential 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) 1) Change of land use and zoning designation from Tourist Commercial to Low Density Residential. 2) Design Guidelines and development standards for 178 single family attached and detached homes on 73 acres. 3) Subdivision map creating 162 residential lots, street, access and open space lots. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. North: Commercial and single family residential designations, currently vacant. South: Existing single family residential East: Jefferson Street, neighborhood commercial and single family residential designations. West: Single family residential 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District C:\My Documents\WPDOCS\EAChecklistPalmilla.wpd Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture Resources Air Quality Biological Resources Cultural Resources Geology and Soils Hazards and Hazardous Materials Hydrology and Water Quality Land Use Planning Mineral Resources Noise Population and Housing Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: Public Services Recreation Transportation/Traffic Utilities and Service Systems Mandatory Findings I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared x I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. I� I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 7 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is require 6*g n 4at u re Date CHRISTINE DI IORIO CITY OF LA QUINTA Printed Name For t,, 17 C:\My Documents\WPDOCS\EAChecklistPalmilla.wpd Evaluation of Environmental Impacts: A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2. All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVIII, "Earlier Analysis," may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVIII at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The analysis of each issue should identify: a. the significance criteria or threshold used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance t; 18 C:\My Documents\WPDOCS\EAChecklistPalmilla.wpd Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? (General Plan Exhibit CIR-5) b) Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR, page 5-12 ff.) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Application materials) AGRICULTURAL RESOURCES:. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to on -agricultural use? (Master Environmental Assessment 5-29, 5-32) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? (Aerial photographs) AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable Air Quality Attainment Plan or Congestion Management Plan? (SCAQMD CEQA Handbook) b) Violate any stationary source air quality standard or contribute to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X K9 X K9 X X R K9 X X t. t d) Expose sensitive receptors to substantial pollutant concentrations? (Specific Plan Project Descr.) e1 Create objectionable odors affecting a substantial number of people? (Specific Plan Project Descr.) IV. BIOLOGICAL RESOURCES: Would the project: a) Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Biological Assessment, Ogden Environmental, June 2000) b) Have a substantial adverse impact on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Biological Assessment, Ogden Environmental, June 2000) c) Adversely impact federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) Either individually or in combination with the known or probable impacts of other activities through direct removal, filling, hydrological interruption, or other means? (Biological Assessment, Ogden Environmental, June 2000) d) Interfere substantially with the movement of any resident or migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? (Biological Assessment, Ogden Environmental, June 2000) e) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (La Quinta Municipal Code; General Plant f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or state habitat conservation plan? (Master Environmental Assessment 5-5) V. CULTURAL RESOURCES: Would the project: a) Cause a substantial adverse change in the significance of a historical resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic resources? (Archaeological Testing & Evaluation, CRM Tech, Sepember, 2000) X X X X X X X b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? (Archaeological Testing & Evaluation, CRM Tech, Sepember, 2000) c) Disturb or destroy a unique paleontological resource or site? (Paleontological Resource Assessment, LSA, July 2000) d) Disturb any human remains, including those interred outside of formal cemeteries? (Archaeological Testing & Evaluation, CRM Tech, Sepember, 2000) VI. GEOLOGY AND SOILS: Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan EIR, Exhibit 4.2-3, page 4-35) ii) Strong seismic ground shaking? (General Plan EIR, page 4- 30 ff.) iii) Seismic -related ground failure, including liquefaction? (General Plan EIR, page 4.30 ff.) iv) Landslides? (General Plan EIR, page 4-30 ff.) b) Result in substantial soil erosion or the loss of topsoil? (General Plan, page 8-7) c) Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslides, lateral spreading, subsidence, liquefaction or collapse? (General Plan EIR, page 4-30 ff.) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (General Plan EIR, page 4-30 ff.) e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal system where sewers are not available for the disposal of waste water? (Master Environmental Assessment 5-32) X KI X X X X X X X X X i. ! J. VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Application Materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? (Application Materials) c) Reasonably be anticipated to emit hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application Materials) d) Is the project located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located wiithin an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip; would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Master Environmental Assessment 6-11) h) Expose people or structures to the risk of loss, injury or death involving wildlands fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) Vill. HYDROLOGY AND WATER QUALITY : Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? (Master Environmental Assessment 6-26, 6-27) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (General Plan EIR, page 4-57 ff.) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (Hydrology Study, MDS Consulting, June 2000) X X X X X X X X X X 91 d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (Hydrology Study, MDS Consulting, June 2000) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control? (Hydrology Study, MDS Consulting, June 2000) f) Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment 6-13) g) Place within a 100-year floodplain structures which would impede or redirect flood flows? (Master Environmental Assessment 6-13) IX. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? (Specific Plan Project Description) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local costal program, or zoning ordinance) adopted for the purposes of avoiding or mitigating an environmental effect? (Master Environmental Assessment 2-1 1) c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? (Master Environmental Assessment 5-5) X. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? (Master Environmental Assessment 5-29) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment 5-29) XI. NOISE: Would the project result in: a) Exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Noise Impact Analysis, LSA, August, 2000) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Noise Impact Analysis, LSA, August, 2000) X X R M X 0 91 X f� r) c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Noise Impact Analysis, LSA, August, 2000) d) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Master Environmental Assessment) e) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive levels? (General Plan map) XII. POPULATION AND HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) ? (General Plan, page 2-14) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Application Materials; site visit) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Application Materials; site visit) XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, page 4-3 ff. ) Police protection? (General Plan MEA, page 4-3 ff. 1 Schools? (General Plan MEA, page 4-9 ff. ) Parks? (General Plan; Recreation and Parks Master Plan) Other public facilities? (General Plan MEA, page 4-14 ff. ) XIV. RECREATION: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application Materials) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application Materials) X K4 X X X X X X FN X X 19 X XV. TRANSPORTATION/TRAFFIC: Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, page 4-126 ff.) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, page 4-126 ff.) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (General Plan EIR, page 4-126 ff.) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Application materials) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (General Plan EIR, page 4-126 ff.) XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water QuaDity Control Board? (General Plan MEA, page 4-24 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-24 ) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-27) d) Are sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, page 4- 20) e) Has the wastewater treatment provider which serves or may serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, page 4-20) f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?(General Plan MEA, page 4-28) X X X X X X X X X X X X X XVII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVIII. EARLIER ANALYSES. X X X X Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. a) Earlier analyses used. Identify earlier analyses and state where they are available for review. No earlier analyses specific to this project site have been used. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. See attached Addendum. SOURCES: Master Environmental Assessment, City of La Quinta General Plan 1992. SCAQMD CEQA Handbook. General Plan, City of La Quinta, 1992. General Plan Environmental Impact Report, 1992 Paleontological Lakebed Delineation Map, City of La Quinta. City of La Quinta Municipal Code 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 GENERAL PLAN AMENDMENT FROM TOURIST COMMERCIAL DESIGNATION TO A LOW DENSITY RESIDENTIAL TO 73 ACRES LOCATED AT THE SOUTHWEST CORNER OF 50TH AVENUE AND JEFFERSON STREET. CASE NO.: GPA 2000-068 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of September, 2000, and 24`d day of October, 2000, hold duly noticed Public Hearings for RJT Homes for review of a General Plan Amendment to assign a land use designation of Low Density Residential to 73 acres located at the southwest corner of 50th Avenue and Jefferson Street, more particularly described as: APNs 772-050-007 and 772-050-008 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said General Plan Amendment: 1. Internal General Plan Consistency. The proposed amendment to the Land Use Map would change the designation from Tourist Commercial to Low Density Residential. The proposed amendment is an existing land use designation in the General Plan. The proposed amendment maintains consistency within the other General Plan elements, insofar as the Low Density Residential land use category is addressed throughout the General Plan. 2. Public Welfare. The proposed project requires the extension of all public services to the site as part of project development. In addition, conditions of approval and environmental mitigation measures have been included for this project which address safety and welfare issues, including noise, flooding and seismic safety. As the Specific Plan is built out, through the Site Development Permit process, site -specific issues which might affect the public health and safety will be further addressed. 3. General Plan Compatibility. The proposed General Plan amendment will be compatible with the surrounding designations in the project area, insofar as the low density residential land use designation is predominant in this part of the City. CAMy Documents\WPDOCS\PCResoRJTGPA00-068.wpd Planning Commission Resolution 2000- General Plan Amendment 2000-068 RJT Homes 4. Property Suitability. The property is well suited to residential development, being primarily flat, and having adequate access to major roadways and commercial amenities in close proximity. 5. Change in Circumstances. The strong housing market in the City has caused a greater need for lands designated for residential development. Commercial designations, which occur to the north and east of the subject property, will serve the neighborhood in which the property will develop. 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 confirm the conclusion that Environmental Assessment 2000-401 assessed the environmental concerns of the General Plan Amendment; and, 3. That it does recommend approval to the City Council of GPA 2000-068 for the reasons set forth in this Resolution and as contained in Exhibit "A" attached hereto and made a part of. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of October, 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 C:\My Documents\WPDOCS\PCResoRJTGPA00-068.wpd EXHIBIT "A" Existing Land Use Designations The exhibit below illustrates the current Land Use Designations for the subject property prior to the consideration of this application. r r T r •r r r •r r •r •r •r r Proposed land Use Designations The exhibit below illustrates the proposed Land Use Designations for the subject property in consideration of this application. •r •r •r •r •r •r •r •r r •r r •r •r r r may.-3�rvCC Ra �� 1•^' '�"�r'• ... _ _ - .,�'oe` {',max Cx�'`�)i ^ �'^o:!� �,�-r'"<'< tam ". �,i., ,.. r.•r- ,4_.�,,,,�p •+++///�• �^- r3Wl'ti - �_ Ji�t ---' ��• r'. �;'t�Y�''•t'��tr e. ��ni` (•x�r ^O .•`� _ _ ._ r7V ��<(l.. icn�� i. \� `ray�Fl u,�'`n• l'K•h� .4 1 .1 y J. J. .L .L •4 .4 J+ .L .L .L 2.3 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONE CHANGE FROM TOURIST COMMERCIAL TO LOW DENSITY RESIDENTIAL DESIGNATION TO 73 ACRES LOCATED AT THE SOUTHWEST CORNER OF 50TH AVENUE AND JEFFERSON STREET. CASE NO.: CZ 2000-094 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of September, 2000, and 24th day of October, 2000, hold duly noticed Public Hearings for RJT Homes for review of a Change of Zone to change the zoning designation on 73 acres at the southwest corner of 50th Avenue and Jefferson Street, more particularly described as: APNs 772-050-007 and 772-050-008 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Change of Zone: 1. Consistency with General Plan. The proposed amendment to the Land Use Map would change the designation from Tourist Commercial to Low Density Residential. The proposed amendment is an existing land use designation in the General Plan. The proposed amendment maintains consistency within the other General Plan elements, insofar as the Low Density Residential land use category is addressed throughout the General Plan. The proposed change of zone will maintain the consistency between the General Plan and Zoning Ordinance required by law. 2. Public Welfare. The proposed project requires the extension of all public services to the site as part of project development. In addition, conditions of approval and environmental mitigation measures have been included for this project which address safety and welfare issues, including noise, flooding and seismic safety. As the Specific Plan is built out, through the Site Development Permit process, site -specific issues which might affect the public health and safety will be further addressed. 3. General Plan Compatibility. The proposed General Plan amendment will be compatible with the surrounding designations in the project area, insofar as the low density residential land use designation is predominant in this part of the City. C:\My Documents\WPDOCS\PCResoRJTZC.WPD Planning Commission Resolution 2000- Change of Zone 2000-094 RJT Homes 4. Property Suitability. The property is well suited to residential development, being primarily flat, and having adequate access to major roadways and commercial amenities in close proximity. 5. Change in Circumstances. The strong housing market in the City has caused a greater need for lands designated for residential development. Commercial designations, which occur to the north and east of the subject property, will serve the neighborhood in which the property will develop. 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 confirm the conclusion that Environmental Assessment 2000-401 assessed the environmental concerns of the Change of Zone; and, 3. That it does recommend approval to the City Council of CZ 2000-094 for the reasons set forth in this Resolution and as contained in the attached Exhibit "A" attached hereto and made a part of. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of October, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: STEVE ROBBINS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director `. 31 City of La Quinta, California C:\My Documents\WPDOCS\PCResoRJTZC.WPD EXHIBIT "All ju L�n,,Mg 0 s n The exhibit below illustrates he ,,urgent Zoning Designations for the subject property prig- the consideration of this application. Proposed Zoning The exhibit below illustrates the prop,-,-,,,- �oning Designations for the subject property in consideration of this application. .1 r .1 .1 .1 -r ffft',,H� A, 24 1, ; 3 21 PLANNING COMMISSION RESOLUTION 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 2000- 048, TO ALLOW THE DEVELOPMENT OF UP TO 178 ATTACHED AND DETACHED SINGLE FAMILY RESIDENCES ON 73 ACRES AT THE SOUTHWEST CORNER OF 50TH AVENUE AND JEFFERSON STREET. CASE NO.: SPECIFIC PLAN 2000-048 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of September, 2000, and 241h day of October, 2000, hold duly noticed Public Hearings for RJT Homes for review of a Specific Plan to allow up to 178 housing units on 73 acres at the southwest corner of 50th Avenue and Jefferson Street, more particularly described as: APNs 772-050-007 and 772-050-008 WHEREAS, at said public hearing, upon hearing and considering Environmental Assessment 2000-401, and all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Specific Plan: 1 . The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of the proposed project, as conditioned. 2. The proposed Specific Plan is compatible with the City's zoning ordinance in that it provides standards for the proposed land use, and implements requirements for Site Development Permits, as stipulated. 3. The proposed Specific Plan will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 4. Development of the proposed Specific Plan is compatible with the parcels on which it is proposed, and surrounding [and uses. The project will be further reviewed through the Site Development Permit process, allowing for use - specific mitigation at that time. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 3 CAMy Documents\WPDOCS\PCResoSP00-048,wpd.wpd Planning Commission Resolution 2000-_ Specific Plan 2000-048 RJT Homes 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with the conditions of approval for the proposed Specific Plan; 3. That it does hereby confirm the conclusion that Environmental Assessment 2000-401 assessed the environmental concerns of this Specific Plan; and, 4. That it does recommend approval to the City Council of Specific Plan 2000-048 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 24th day of October, 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 CAMy Documents\WPDOCS\PCResoSP00-048,wpd.wpd CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2000-048 RJT HOMES OCTOBER 24, 2000 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. PROPERTY RIGHTS 3. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) or otherwise necessary for construction or proper functioning of the proposed CAMy Documents\WPDOCS\PCCOARJTSP048.wpd 1 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 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. 4. 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. 5. Right of way dedications required of this development include: A. PUBLIC STREETS 1 . 50t" Avenue (Primary Arterial) - no additional dedication required 2. Jefferson Street (Major Arterial) - no additional dedication 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. C. CULS DE SAC 1. Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5-foot radius, or larger. 6. 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. 7. 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. 8. 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. '3C C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 2 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 9. 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. 50t" Avenue - 20-feet B. Jefferson Street - 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. 10. 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. 11. 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 Specific Plan. 12. 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. 13. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. GRADING 14. 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 C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 3 i 'J i l Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 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. 15. Prior to issuance of any grading permit(s), 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. 16. 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. 17. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If corripliance 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. 18. 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. 19. 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. 20. 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. C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 4 ! ; Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 21. 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. 22. 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. 23. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 24. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 25. 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. 26. 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. 27. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leechfield approved by the City Engineer. The sand filter and leechfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 28. 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. 39 C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 5 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 29. 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. 30. The project shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 31. 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. 32. 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. 33. 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 34. 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.) C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 6 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 A. OFF -SITE STREETS 1. 50"' Avenue (Primary Arterial) - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. 2. Jefferson Street (Major Arterial) - applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non - City funds expended on the Jefferson Street Widening project. B. PRIVATE STREETS 1. On -site streets: a. Two -Way Traffic: 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. b. One -Way Traffic: the following streets shall be designated as one-way travel only: Lot D: construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. ii. Lots C and G: construct minimum 16-foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. C. Cul-de-Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and applicant shall construct minimum 20-foot wide full -width C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 7 1 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Construct a "wedge" type curb design as approved by the City Engineer. d. Lot R: provide for two-way traffic by constructing 28-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a 31-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. A minimum 25-foot wide "hammerhead" turn around area shall be constructed adjacent to Lot 85. e. Lot U: provide for two-way traffic by constructing minimum 22-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 25-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. A minimum 25-foot wide "hammerhead" turn around area shall be constructed adjacent to Lot 134 and Lake Lot Z. 2. All onstreet 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 Use Riverside County Standard 800 (symmetric) or 800A (offset), with 38-foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 35. 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. 36. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). t.'4n C:\Mv Documents\WPDOCS\PCCOARJTSP048.wpd 8 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 37. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 38. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 39. Public 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. Onsite private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb 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. 40. 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" 41. 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. 42. 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 C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 9 1 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 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 project or when directed by the City, whichever comes first. 43. General access points and turning movements of traffic are limited to the following: A. 50th Avenue - Main project entry, to be located approximately 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. 50th Avenue - Emergency access entry (20-foot wide) from the end of the cul-de-sac in "B" Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately 600 feet south of the centerline of 50th Avenue. This point of entry will be restricted to right -turn movements, and a left -turn into the project if the applicant desires to construct an appropriately designed opening in the median island. LANDSCAPING 44. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 45. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 46. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 6 C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 10 �, 4/1- Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 47. A 6-foot sidewalk shall be constructed along 501h Avenue and also along Jefferson Street. The sidewalk shall meander within the 32-foot Right -of -Way and setback. PUBLIC SERVICES 48. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 49. 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 50. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. COMMUNITY DEVELOPMENT DEPARTMENT 51. The Specific Plan shall be amended throughout, wherever appropriate, to clearly state that the following shall require approval of Site Development Permits: A. Perimeter wall and landscaping B. Common area landscaping C. Model homes, both attached and detached. D. Monument signage 52. The Specific Plan Plant List on pages 2.35 through 2.38 shall be amended to focus on native and non-invasive plant types. 53. The Specific Plan shall be amended to require that 0.5 parking spaces shall be required per unit for guest parking. 54. The Final Tract Map shall include a total of 81 guest parking spaces, or 0.5 per unit, whichever is greater. 47) C:\My Documents\WPDOCS\PCCOARJTSP048.wpd 11 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 55. The project shall be surrounded on the north and east boundary by a 4 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 10 foot wall. The project shall be surrounded on the north and east boundary by a 2 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 8 foot wall.. Design of the berm and wall shall be subject to Site Development Permit review. 56. The last paragraph in Section 2.6.3, Recreation, on page 2.11 shall be deleted. 57. The tables on pages 3.4 and 3.5, "Detached Single Family Units" and "Attached/Zero Lot Line Units," respectively, shall be amended to allow only a 6 foot wall height. 58. The tables on pages 3.4 and 3.5, "Detached Single Family Units" and "Attached/Zero Lot Line Units," respectively, shall be amended to allow 10 foot rear yard setback for lots backing onto open space, and a 20 foot rear yard setback for lots which do not back onto open space. 59. The Specific Plan shall be amended to state that all project signage shall conform to the standards for monument signage contained in the Zoning Ordinance. 60. The Specific Plan shall be amended to require the location of two story homes in conformance with the standards of Section 9.60.320 of the Zoning Ordinance. 61. On page 3.3 of the Specific Plan, under "B. Permitted Uses," and anywhere else it may occur, the word duplex shall be replaced by the word "attached." 62. Five copies of the Final Specific Plan, with all amendments required above integrated into the document, and with these conditions of approval appended to the document, shall be submitted to the Community Development Department prior to the issuance of any permit. 63. The project proponent shall comply with all mitigation measures contained in the Environmental Assessment 2000-401. DOMESTIC WATER AND SANITARY SEWER 64. Pursuant to the requirements of the Coachella Valley Water District (CVWD), the project proponent shall annex to Improvement Districts No. 1 for irrigation service. C:\Mv Documents\WPDOCS\PCCOARJTSP048.Wod 12 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 65. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 66. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. 67. The project proponent shall obtain all necessary approvals from the District for the well site located at the northeastern corner of the property. 68. The project proponent shall demonstrate, prior to recordation of the final map, that Bureau of Reclamation facilities on the project site do not conflict with the proposed project, to the satisfaction of the District. FIRE DEPARTMENT 69. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. 70. 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. Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. 71. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'6". Any portion of an exterior wall of the first story of any building shall be located within 150 feet from fire apparatus access as measured by an approved route around the exterior of the building. 72. Gate entrance/exit openings shall be not less than 15 feet in width. All gates shall be located at least 40' 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. 73. The maximum dead-end street length is limited to 1,320 feet for areas not located in a designated high fire hazard zone. A secondary access roadway is typically provided when such a condition exists. C:\Mv Documents\WPDOCS\PCCOARJTSP048.wod 13 Conditions of Approval Specific Plan 2000-048 RJT Homes October 24, 2000 74. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with a minimum inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. SCHOOL FEES 75. The project proponent shall demonstrate their payment of school fees prior to the issuance of a building permit. : 4 8 C:\Mv Documents\WPDOCS\PCCOARJTSP048.wod 14 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 29858 TO ALLOW THE SUBDIVISION OF 73 ACRES INTO 162 RESIDENTIAL LOTS LOCATED AT THE SOUTHWEST CORNER OF 50TH AVENUE AND JEFFERSON STREET. CASE NO.: TTM 29858 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of September, 2000, and 24' day of October, 2000, hold duly noticed Public Hearings for RJT Homes for review of a Tentative Tract Map to allow 162 residential lots on 73 acres located at the southwest corner of 50th Avenue and Jefferson Street, more particularly described as: APNs 772-050-007 and 772-050-008 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Tentative Tract Map: 1 . The Tentative Tract Map is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of a range of housing opportunities, as conditioned. 2. The Tentative Tract Map will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 3. The Tentative Tract Map is compatible with the City's zoning ordinance in that it supports the development of a range of housing in an integrated community. 4. Development of the Tentative Tract Map is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing residential uses in the vicinity. The project will be further reviewed through the Site Development Permit process, allowing for use -specific mitigation at that time. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: tj 4 1 CAMy Documents\WPDOCS\PCResoRJTTTM29858.wpd Planning Commission Resolution 2000- Tentative Tract Map 29858 RJT Homes 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with the conditions of approval for the proposed project; 3. That it does hereby confirm the conclusion that Environmental Assessment 2000-401 assessed the environmental concerns of the Tentative Tract Map; and, 4. That it does recommend approval to the City Council of TTM 29858 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 24th day of October, 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 C:\My Documents\WPDOCS\PCResoRJTTTM29858.wpd CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29858 RJT HOMES OCTOBER 24, 2000 GENERAL 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. CAMy Documents\WPDOCS\PCCOATT29858.wpd 1 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 PROPERTY RIGHTS 4. Prior to approval of any future final tract map(s), the applicant shall acquire or confer easements and other property rights required of future tentative map(s) 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. 5. 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. 6. Right of way dedications required of this development include: A. PUBLIC STREETS 1 . 50' Avenue (Primary Arterial) - no additional dedication required 2. Jefferson Street (Major Arterial) - no additional dedication 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. C. CULS DE SAC 1. Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39.5-foot radius, or larger. 7. 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. 8. 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. I OL CAMy Documents\WPDOCS\PCCOATT29858.wpd 2 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 9. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 10. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. 50th Avenue - 20-feet B. Jefferson Street - 20-feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 11. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 12. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 13. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 14. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. GRADING 15. 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 CAMy Documents\WPDOCS\PCCOATT29858.wpd 3 i '' %) Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 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. 16. Prior to issuance of any grading permit(s), 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. 17. 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. 18. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 19. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. C:\My Documents\WPDOCS\PCCOATT29858.wpd 4 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 21. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 22. 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. 23. 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. 24. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 25. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 26. 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. 27. 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. 28. 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. 1, 5 7 C:\My Documents\WPDOCS\PCCOATT29858.wpd 5 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 29. 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. 30. 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. 31. The project shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 32. 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. 33. 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. 34. 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. u;5F) C:\My Documents\WPDOCS\PCCOATT29858.wpd 6 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 STREET AND TRAFFIC IMPROVEMENTS 35. 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 50t" Avenue (Primary Arterial) - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. 2. Jefferson Street (Major Arterial) - applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non - City funds expended on the Jefferson Street Widening project. B. PRIVATE STREETS 1 . On -site streets: a. Two -Way Traffic: 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. b. One -Way Traffic: the following streets shall be designated as one-way travel only: Lot D: construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. ii. Lots C and G: construct minimum 16-foot wide full - width improvements (measured from gutter flowline to gutter flowline) within a minimum 19-foot right of way. Street shall be constructed with "wedge" type curb design as approved by the City Engineer. U5r C:\My Documents\WPDOCS\PCCOATT29858.wpd 7 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 C. Cul-de-Sacs: All cul-de-sac bulbs which contain raised landscaped islands shall be designated as "One -Way" and applicant shall construct minimum 20-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 23-foot right of way. Construct a "wedge" type curb design as approved by the City Engineer. d. Lot S & U: provide for two-way traffic by constructing minimum 22-foot wide full -width improvements (measured from gutter flowline to gutter flowline) within a minimum 25-foot right of way. Street 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), with 38-foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 36. 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. 37. 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). 38. 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. C:\My Documents\WPDOCS\PCCOATT29858.wpd 8 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 39. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 40. Public 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. Onsite private streets shall have a wedge curb, the design of which shall be approved by the City Engineer. The lip of the wedge curb 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. 41. 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" 42. 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. 43. 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 project or when directed by the City, whichever comes first. )1 C:\My Documents\WPDOCS\PCCOATT29858.wpd 9 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 44. General access points and turning movements of traffic are limited to the following: A. 501h Avenue - Main project entry, to be located approximately 1,250 feet west of the centerline of Jefferson Street. No restrictions applied to turning movements at this location. B. 501h Avenue - Emergency access entry (20-foot wide) from the end of the cul-de-sac in "B" Street, to be located approximately 2,400 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right -turn movements only. C. Jefferson Street - Secondary project entry, to be located approximately 600 feet south of the centerline of 50' Avenue. This point of entry will be restricted to right -turn movements, and a left -turn into the project if the applicant desires to construct an appropriately designed opening in the median island. LANDSCAPING 45. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 47. 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. 48. A 6-foot sidewalk shall be constructed along 50th Avenue and also along Jefferson Street. The sidewalk shall meander within the 32-foot Right -of -Way and setback. i. 6 0 C:\My Documents\WPDOCS\PCCOATT29858.wpd 10 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. MAINTENANCE 50. 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 51. 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. 52. The Final Tract Map shall include a total of 81 guest parking spaces, or 0.5 per unit, whichever is greater. 53. The project shall be surrounded on the north and east boundary by a 4 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 10 foot wall. The project shall be surrounded on the north and east boundary by a 2 foot berm topped with a 6 foot wall, as measured from finished grade for all areas shown in Figure 3 of the Noise Analysis as requiring a 8 foot wall.. Design of the berm and wall shall be subject to Site Development Permit review. 54. The project proponent shall comply with all mitigation measures contained in the Environmental Assessment 2000-401. 55. Prior to issuance of a grading permit the applicant shall provide calculations consistent with Chapter 8.13 of the Municipal Code -Water Efficient Landscaping. DOMESTIC WATER AND SANITARY SEWER 56. Pursuant to the requirements of the Coachella Valley Water District (CVWD), the project proponent shall annex to Improvement Districts No. 1 for irrigation service. u61 • C:\My Documents\WPDOCS\PCCOATT29858.wpd 11 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 57. Landscaping, irrigation and grading plans shall be submitted to CVWD for review and approval. 58. All plans for domestic water connections to existing CVWD lines shall be submitted to the District for review and approval. 59. The project proponent shall obtain all necessary approvals from the District for the well site located at the northeastern corner of the property. 60. The project proponent shall demonstrate, prior to recordation of the final map, that Bureau of Reclamation facilities on the project site do not conflict with the proposed project, to the satisfaction of the District. FIRE DEPARTMENT 61. All water mains and fire hydrants required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. 62. 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. Parking is permitted on one side of roadways with a minimum width of 25 feet. Parking is permitted on both sides of roadways with a minimum width of 36 feet. 63. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13'6". Any portion of an exterior wall of the first story of any building shall be located within 150 feet from fire apparatus access as measured by an approved route around the exterior of the building. 64. Gate entrance/exit openings shall be not less than 15 feet in width. All gates shall be located at least 40' 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. 65. The maximum dead-end street length is limited to 1,320 feet for areas not located in a designated high fire hazard zone. A secondary access roadway is typically provided when such a condition exists. C:\My Documents\WPDOCS\PCCOATT29858.wpd 12 Conditions of Approval Tentative Tract Map 29858 RJT Homes October 24, 2000 66. Cul-de-sacs shall have a minimum outside radius of 38 feet to face of curb with a minimum inside radius of 26 feet to islands or center landscape features. The entire radius of 38 feet is required to properly turn fire department vehicles. Vehicle parking along the curb should be prohibited when the minimum radius is used. SCHOOL FEES 67. The project proponent shall demonstrate their payment of school fees prior to the issuance of a building permit. C:\My Documents\WPDOCS\PCCOATT29858.wpd 13 ELI ea��9ilg fill �: U] I'll a _ seg u 4s3 A§g§.eggs°gg� yaagg 1?3 tom ATTACHMENT 1 w a A �yy i p U94 PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 24, 2000 CASE NO.: ENVIRONMENTAL ASSESSMENT 99-380, CONDITIONAL USE PERMIT 2000-053, SPECIFIC PLAN 99-035, TENTATIVE TRACT 29894, AND STREET VACATION 2000-041 APPLICANT: COUNTRY CLUB PROPERTIES, LP ENGINEER: PARDUE, CORNWELL AND ASSOCIATES, INC. LOCATION: GENERALLY ON THE NORTH SIDE OF 54T" AVENUE BETWEEN JEFFERSON STREET AND MONROE STREET REQUEST: 1.) CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT; 2.) APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW RESORT RESIDENTIAL USE IN CONJUNCTION WITH A COUNTRY CLUB 3.) APPROVAL OF SPECIFIC PLAN DEVELOPMENT PRINCIPALS AND GUIDELINES FOR AN 819 UNIT RESIDENTIAL PROJECT WITH THREE 18 HOLE GOLF COURSES; 4) SUBDIVISION OF 988 ACRES INTO 819 RESIDENTIAL LOTS, AND MISCELLANEOUS LOTS; AND, 5.) STREET VACATION OF A PORTION OF 53Ro AVENUE, EAST OF JEFFERSON STREET. ENVIRONMENTAL CONSIDERATIONS: The La Quinta Community Development Department has completed Environmental Assessment 99-380. A Draft Environmental Impact Report (EIR) (State Clearinghouse #1999061109) has been prepared for the proposed project. The Draft EIR was distributed on August 30, 2000, with the formal public review ending October 14, 2000. Responses to comments received on the Draft EIR will be included in the Final EIR. It has been determined that with mitigation measures, the project will not have a significant environmental impact and the EIR should be certified. p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd ZONING OF SITE: RL (LOW DENSITY RESIDENTIAL) AND RVL (VERY LOW DENSITY RESIDENTIAL WITH A RURAL RESIDENTIAL OVERLAY) GENERAL PLAN DESIGNATION OF SITE: LDR (LOW DENSITY RESIDENTIAL) AND VLDR (VERY LOW DENSITY RESIDENTIAL WITH A RURAL RESIDENTIAL OVERLAY) SURROUNDING ZONING/ LAND USES: NORTH: SOUTH: EAST: WEST: BACKGROUND: FP (FLOOD PLAIN) / COACHELLA CANAL; RL (LOW DENSITY RESIDENTIAL) / VACANT, WHOLESALE PLANT NURSERY; RVL (LOW DENSITY RESIDENTIAL WITH A RURAL RESIDENTIAL OVERLAY / RESIDENTIAL, AND AGRICULTURAL USES IN RIVERSIDE COUNTY RL (LOW DENSITY RESIDENTIAL) / PGA WEST; RVL (LOW DENSITY RESIDENTIAL WITH A RURAL RESIDENTIAL OVERLAY / AGRICULTURAL AND VACANT RESIDENTIAL USES IN RIVERSIDE COUNTY RL (LOW DENSITY RESIDENTIAL) / VACANT LAND (THE RANCH) The 988 acre project site is in the southeast portion of the City north of PGA West. The site is bounded by 54T" Avenue on the south, Jefferson Street and the Coachella Canal on the west, Monroe Street on the east, and 52ND and 53RD Avenues on the north (Attachment 1). Future Madison Street bisects the site in a north -south direction. The west half of 53RD Avenue bisects the site in an east -west direction, and is proposed to be vacated. The majority of the site is vacant, but has been used in the past for various agricultural purposes. There is a cactus nursery fronting on Jefferson Street, with some grazing land, horse corrals, stables, and a few abandoned structures on the eastern portion of the site. General Proiect Description The proposed project is a golf -oriented residential country club, consisting of three 18 hole championship courses and 819 residential uses of various types. The residential units consist of custom homes, single family detached homes, detached villas, and rental casitas'. The golf courses encompass 525 acres and are designed by Pete Dye. A clubhouse and recreational complex are shown in the northwest corner of the site p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd near the Coachella Canal and 52ND Avenue. Clubhouse uses include restaurant, bar, conference and banquet facilities, concierge, pro shop, cart storage, locker rooms, health facilities, and a beauty salon. Other recreational facilities include three tennis courts, a swimming pool and spa, a driving range, and health spa. A maintenance facility site is shown at the southwest corner of the 52ND Avenue and Madison Street entry, The request includes a street vacation of the westerly portion of 53RD Avenue which runs through the west half of the site. Future Madison Street between 52ND and 54T" Avenues will be installed as a gently curving public street through the project with no access to the project. The streets within the proposed project will be private with gated entries. The residential units are laid out around the three golf courses, so that all lots face the fairways, most of which are double wide. The majority of the lots are located on cul- de-sac fingers, which branch off stem roads. Primary access is from Jefferson Street, approximately 1,000 feet south of the north property line (Coachella Canal). The only entry is located on 53RD Avenue, west of Monroe Street. Car and golf cart cross access between the east and west portions of the project will be from an arched under crossing at Madison Street near the middle of the site. A golf cart only under crossing will be provided near the south property line with a maintenance under crossing provided from the maintenance site to the east part of the property near the north property line. There will be several interior vehicular gates to "separate" neighborhoods on the south half of the project, as shown on the tentative tract map. No access for off -site traffic from Madison Street will be provided. There will be several emergency accesses to the perimeter public streets from interior streets of the project. The general architectural theme of the project is reflected in the conceptual elevations for the clubhouse which are contained in the specific plan as Exhibit 28. In the specific plan the residential units are encouraged to provide diversity and visual interest, while using the same architectural features and accents as those in the clubhouse. The custom and single family detached homes are stated to be "old world style" in design. The plant pallette in the specific plan to a great extent uses lush, but low water use plants and trees. No indication of the golf course landscaping concept is shown in the specific plan. They describe it as creating an "oasis -like" setting. Water features and sand traps are provided throughout the golf courses. Perimeter screening treatment includes a stone wall combined with a living fence on a berm on Jefferson Street only, with other perimeters using a living fence on berms. p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd Conditional Use Permit Request The applicant is requesting 21 casitas units that may be individually owned but rented for periods of 30 consecutive days or less as part of the project. These units are proposed adjacent to the Coachella Canal at the northwest corner of the project. Specific Plan Request The Specific Plan provides principals and guidelines for development of the proposed project pertaining to land use, circulation, access, infrastructure, development regulations (Attachment 2). Of the 988 acres, 525 are proposed for the golf courses and clubhouse area, 402 acres for the residential areas, and 61 acres for arterial (public) streets. The project site between Jefferson Street and the Madison Street alignment is General Plan designated and zoned Low Density Residential, which allows up to four dwelling units per acre (du/ac). Between the Madison Street alignment and Monroe Street the designation and zoning is Very Low Density Residential with a Rural Residential Overlay, which permits up to one du/ac. A total of 2,758 dwelling units are permitted on the project site based on the zoning of the property, which equates to 2.79 du/ac. The overall density of the proposed project is .83 du/ac, and not 1.21 du/ac as stated in the specific plan text. Various types and number of residential uses are proposed as follows: custom homes single family detached villas casitas 271 378 149 21 819 total residential units The villas will be detached units varying in size from 1,900 to 2,500 square feet. The casitas units will consist of one floor plan of 1,500 square feet and be individually owned, but may be rented. Zoning Code deviations requested as part of the specific plan approval include the following: 1. Minimum 25 foot lots widths for lots on Cul-de-sac rather than 35 feet width. 2. Villas lot widths are proposed at 50 feet rather than at 60 feet. 3. Villas rear yards are proposed at 10 feet rather than 20 feet. 4. Clubhouse height proposed at 40 feet and three stories rather than 28 feet and two stories. p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd 5. Parking: A.) Golf Course - 2.5 spaces/hole rather than 5 spaces/hole. B.) Driving Range - '/2 space/hole rather than one space/hole. C.) Clubhouse - one space/70 sq. ft. gross floor area rather than one space/35 sq. ft. D.) Tennis - two spaces/court rather than three spaces/court. E.) Swimming pool - one space/1,000 sq. ft. fenced area rather than one space/500 sq. ft. F.) Health spa - one space/300 sq. ft. gross floor area rather than one space/150 sq. ft. Note: 175 private golf carts spaces are to be provided. 6. Cul-de-sac streets may be up to 1,600 feet in length. Tentative Tract Map Request Proposed are 819 residential lots to accommodate the various types of residential uses planned (Attachment 3). Additionally, lettered lots are provided for common areas, golf course, and water well sites. The private streets while not marked as lots, will be required to be lettered lots. Residential lot sizes vary with the type of housing product proposed as follows: Type of Lot custom lots production 85 production 70 villa lots casitas lots Street Vacation Minimum Size 16,500 sq. ft. 12,750 sq. ft. 10,500 sq. ft. 8,250 sq. ft. 5,500 sq. ft. Maximum Size 23,110 sq. ft. 17,900 sq. ft. 19,950 sq. ft. 10,460 sq. ft. 5,800 sq. ft. Average Size 17,600 sq. ft. 13,400 sq. ft. 10,800 sq. ft. 8,300 sq. ft. 5,520 sq. ft. The applicants are proposing to vacate existing 53RD Avenue from Jefferson Street east to approximately 1,600 feet east of Madison Street. This will allow the development of the westerly part of the project without disruption of a street through the center of the site. A cul-de-sac will be required at the west end of the remaining 53RD Avenue. Public Notice: This request was advertised in the Desert Sun Newspaper on October 2, 2000, and mailed to all property owners within 500 feet around the project boundaries. To date, no correspondence has been received. Any comments received after this writing will be handed out at the meeting. p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd Public Agency Review: The request was sent out for comment, and any pertinent comments received have been incorporated into the Conditions of Approval. Historic Preservation Commission (HPC) Action A Draft Environmental Impact Report has been prepared pursuant to the California Environmental Quality Act requirements. As a part of the Environmental Assessment, Phase I and II cultural resource reports were reviewed by the HPC on October 19, 2000. The Commission unanimously accepted the report including the recommendation to monitor grading for cultural resources. STATEMENT OF MANDATORY FINDINGS: The required findings for the specific plan per Municipal Code Section 9.240.010, the tentative tract per Section 13.12.130, conditional use permit per Section 9.210.020, and street vacation per Government Code Section 65402 to recommend approval of these applications can be made as noted in the attached resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2000-_, recommending to the City Council certification of an Environmental Impact Report for Specific Plan 99- 035, Tentative Tract Map 29894, Conditional Use Permit 2000-049, and Street Vacation 2000-041, subject to all mitigation measures. 2. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Conditional Use Permit 2000-053, subject to conditions. 3. Adopt Planning Commission Resolution 2000 recommending to the City Council approval of Specific Plan 99-035, subject to conditions. 4. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Tentative Tract Map 29894, subject to conditions. 5. Adopt Planning Commission Resolution 2000-_, finding that Street Vacation 2000-041 is consistent with the general plan. p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd Attachments: 1. Location Map 2. Specific Plan 99-035 text (Planning Commissioners only) 3. Tentative Tract Map 29894 (large maps for Planning Commission only) 4. Draft Environmental Impact Report (Planning Commissioners only) 5. Final Environmental Impact Report (TO BE DELIVERED MONDAY TO PLANNING COMMISSIONERS AND APPLICANTS ONLY) Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager p\stan\sp 99-035 tt 29894 cup 2000-053 sv 2000-041 pc rpt.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION IN THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR A SPECIFIC PLAN, TENTATIVE TRACT MAP, STREET VACATION, AND CONDITIONAL USE PERMIT AS BEING ADEQUATE AND COMPLETE; THE ADOPTION OF CEQA FINDINGS AND STATEMENT OF THE FACTS AND FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS CASES: ENVIRONMENTAL ASSESSMENT 99-380 FOR SPECIFIC PLAN 99-035 TENTATIVE TRACT MAP 29894; STREET VACATION 2000-041; AND CONDITIONAL USE PERMIT 2000-053 COUNTRY CLUB PROPERTIES, LP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24' day of October 2000, hold a duly noticed public hearing to consider the request of Country Club Properties, LP for approval of Environmental Assessment 99- 380 for a Specific Plan, Tentative Tract Map, Street Vacation, and Conditional Use Permit (hereinafter "the Entitlement Approvals") to allow construction of a 988-acre golf and residential community consisting of a private country club with three 18-hole golf courses and related club house facilities, and 819 single family homes (hereinafter "the Project"). The Project site is more particularly described as: Portions of Section 9 and 10, T6S, R7E, S.B.B.M. WHEREAS, an EIR has been prepared and circulated, pursuant to the requirements of the California Environmental Quality Act of 1970 (herein "CEQA"), as amended (Public Resources Code §21000, et seq.); and WHEREAS, the Planning Commission of the City of La Quinta has read and considered all documentation comprising the EIR and the comments thereto, and has found that the EIR considers all potential significant adverse environmental impacts which may be caused by the proposed project, is complete and adequate, fully complies with all requirements of CEQA and reflects the Planning Commission's independent judgement; and WHEREAS, the Planning Commission has reviewed and considered certain overriding considerations to any potentially significant adverse environmental impacts which cannot be reasonably mitigated to less than significant levels and has reviewed and considered the CEQA Findings and Statement of Facts prepared in connection with its consideration of the Project and the Entitlement Approvals; and PABETTY\PCResoEACCDes.wpd Planning Commission Resolution Environmental Assessment 99-380 WHEREAS, prior to action on the Project and the Entitlement Approvals, the Planning Commission considered all significant adverse environmental impacts, mitigation measures, and proposed project alternatives identified in the EIR, and has found that all potentially significant adverse environmental impacts which may be caused by the Project and implementation of the Entitlement Approvals have been lessened or avoided to the extent feasible, and the Planning Commission has determined that the proposed alternatives to the Project do not: 1) meet the City's and/or Country Club Properties, LLC's objectives for the Project Site; and/or 2) are not feasible; and/or 3) are not environmentally superior. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta, California, does hereby recommend to the City Council certification of the Final Environmental Impact Report (hereinafter "FEIR") for Specific Plan 99-035, Tentative Tract Map 29894, Street Vacation 2000-041, and Conditional Use Permit 2000-053, as adequate and complete and in compliance with the requirements of CEQA. BE IT FURTHER RESOLVED that the Planning Commission for the City of La Quinta, California, recommends to the City Council adoption of the CEQA Findings and Statement of Facts as shown on attached Exhibit A, entitled "CEQA Findings and Statement of Facts", which is incorporated herein by this reference as though fully set forth. BE IT FURTHER RESOLVED that the Planning Commission for the City of La Quinta, California, recommends to the City Council, in addition to the findings made in the body of the FEIR, adopt the Statement of Overriding Considerations as shown on attached Exhibit B, entitled "Statement of Overriding Considerations", incorporated herein by this reference as though fully set forth. APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of October 2000. AYES: NOES: ABSENT: ABSTAIN: STEVE ROBBINS, Chairman City of La Quinta, California P: \B ETTY\PC Reso EA C C D e s. wp d Planning Commission Resolution _ Environmental Assessment 99-380 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P ABETTY\PCResoEACCDes.wpd EXHIBIT "A" CEQA FINDINGS AND STATEMENT OF FACTS BACKGROUND AND PROCEDURE The California Environmental Quality Act (CEQA) and Section 15091 of the State CEQA Guidelines provide that: "No public agency shall approve or carry out a project for which an environmental impact report (EIR) has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR." The EIR for this project has identified certain significant effects that may occur as a result of the Project, or on a cumulative basis in conjunction with this Project and other past, present, and reasonably foreseeable future projects. Further, the Planning Commission recommends approval of this project and, after determining that the EIR is complete and has been prepared in accordance with CEQA and the CEQA Guidelines, the findings set forth herein are made as follows: IMPACTS EVALUATED IN THE Draft EIR In accordance with Sections 15060(c) and 15081 of the CEQA Guidelines, the City completed a preliminary review of the project and the decision was made that further evaluation of the Project's potential environmental impacts was needed in the form of an EIR. The topics evaluated in the EIR include all of the topics listed below: • Land Use Planning & Agriculture Resources • Geotechnical Considerations • Hydrology/Water Quality P ABETTY\PCResoEAExA-CCDes. wpd U Biological Resources U Cultural Resources U Traffic and Circulation U Air Quality 6 Noise U Public Services U Utilities and Service Systems u Solid Waste Disposal 9 Aesthetics The analysis in the EIR resulted in the following findings concerning the project's impacts and feasibility/desirability of alternatives. I. DIRECT PROJECT IMPACTS A. Less Than Significant Impacts Land Use Planning & Agriculture Resources The proposed golf uses and 819 residential units would comply with the existing General Plan and Zoning Code designations for the site Hydrology/Water Quality Adequate supplies of water could be provided to the project without impacting the quality of surface or groundwater. Drainage would collected via private storm drains and conveyed to numerous, localized retention basins within the project site. For the most part, these retention basins would be constructed in conjunction with the golf course water features. It is expected that the man-made ponds on the site would be lined with either artificial or clay material of and no infiltration of pond water into the groundwater basin would occur. This is common practice in golf course design and construction in the project vicinity (i.e., PGA West). Biological Resources Project is not expected to impact the flat -tailed horned lizard, Coachella Valley fringe - toed lizard, Palm Springs pocket mouse, and Coachella Valley round -tailed ground squirrel since surveys for these species were negative. Project is not expected to reduce regional populations of Coachella Valley grasshopper. The only wet area present on the site was created by a break in an irrigation system and does not flow into any jurisdictional waters of the United States. Therefore, it is not considered a wetland habitat. P:\BETTY\PCResoEAExA-CCDes.wpd The project site does not function as a wildlife movement corridor. Implementation of the proposed project would increase human and domestic animal presence in the area surrounding the project. Exotic and non-native plant species planted as part of this landscaping are not likely to invade adjacent natural areas. The development of the proposed project would increase the extent of nighttime light and glare on the natural areas surrounding the project site, but would be subject to the City's "Dark Sky" Ordinance. Cultural Resources Forty-three isolated finds and six prehistoric archaeological sites were identified within the study area. Thirty-five of these isolates are located within the current project boundary. In addition, five previously recorded sites were identified within the project site. Five residential complexes were also identified as having potential historic origin. Phase II testing has determined all of these sites to be insignificant and, therefore, not eligible for listing on the national Register of Historic Places nor the California Historical Landmark listing. Air Quality Localized emissions could also be generated by the clubhouse which may include a restaurant and beauty salon. Local emissions from these or similar uses must comply with SCAQMD Regulation XIII. The project's emissions would, however, be consistent with those projected in the AQMP and the project should not jeopardize attainment of State and Federal ambient air quality standards in the Coachella Valley. Localized carbon monoxide (CO) levels near intersections would be well below state and federal standards. The proposed project would not generate, or be subject to, objectionable odors. Toxic air pollutants are not expected to occur in any meaningful amounts in conjunction with operation of the proposed land uses. Only common forms of hazardous or toxic substances typically used, stored, or sold in conjunction with golf course maintenance and household activities would be present in small quantities. The project would meet the SCAQMD's assumption for a one percent reduction in annual emissions for new projects. P:\BETTY\PCResoEAExA-CCDes.wpd Noise Future noise levels at the residential units on the project site would be below the City's 60 dB(A) CNEL standard. The increase in noise levels attributable to project -generated traffic at off -site locations would not exceed thresholds. Utilities and Service Systems During the construction phases of development, non -potable water would be used to suppress dust generated by earthmoving activities, the operation of vehicles on dirt surfaces, and exposed dirt surfaces. This water would be obtained from the Coachella Canal. According to CVWD staff, the existing non -potable water supplies are adequate to serve the proposed project without causing any significant impacts. The proposed project is expected to generate approximately 212,575 gallons of wastewater per day. According to CVWD staff, the existing wastewater mains and treatment plant adequate capacity to serve the proposed project without causing any significant impacts on their service levels. Aesthetics The Draft Specific Plan limits the height of residential structures to 28 feet. The maximum building height for any golf -related structure such as the clubhouse is 40 feet. These heights are not sufficient to block the existing views of the Coral Reef and Santa Rosa Mountains from areas around the project site. The project has also been designed so that residents of the project site and guests to the clubhouse would have views of these mountains. The proposed streetscape and entry features would be considered aesthetically pleasing and would be consistent with, and compatible with, the similar streetscape and entries that have been provided jus south of the site along the perimeter of PGA West. For this reason, the proposed project would not degrade the existing visual character or quality of the project site or its surroundings The development of the proposed project would increase the extent of nighttime light and glare on the project site and surrounding vicinity, but would be subject to the City's "Dark Sky" Ordinance which requires that light standards within parking lots, and exterior lights on buildings be directed downward without the light source visible and appropriate shielded to prevent light spillage and glare to adjacent properties. B. Impacts That Could be Significant, But are Mitigated to Less Than Significant Levels P:\BETTY\PCResoEAExA-CCDes.wpd Land Use Planning & Agriculture Resources The Open Space Policy Diagram identifies a conceptual location for a future park facility within the project site along Avenue 54 between Jefferson Street and Madison Street. This park would not be included in the proposed project. 1. Prior to the recordation of the final tract map, the residential project developers shall pay the applicable Quimby fees for the purchase of Neighborhood and Community Park land that are in effect at the time of development. 2. The proposed front yard setbacks in the Specific Plan for the portions of the site subject to the Rural Residential Overlay designation are not greater than the minimum required in the applicable zoning district as required by Land Use Element Policy 2-1.2.3. 3. Prior to adoption, the applicant shall revise the Specific Plan to provide for front yard setbacks that are larger than the minimum required by the applicable zoning for that portion of the site subject to the Rural Residential Overlay. Geotechnical Considerations Based on the results of the geotechnical evaluation, the development of the proposed project is feasible from a geotechnical perspective. The site has the potential to experience strong ground motions due to earthquakes on nearby active faults. There is a potential for liquefaction and associated dynamic settlement, and the soils at the site have the potential for hydroconsolidation with the addition of water, such as the results of substantial irrigation. This could result in settlement of the soils on the site. Also, loose soils observed on the site have a potential for settlement if subjected to structural loads if left in their present condition. These loose surficial soils are also subject to wind erosion and transport. Prior to the design and construction of any structural improvements, the project developers shall have comprehensive design level geotechnical evaluations conducted that include subsurface exploration and laboratory testing. Recommendations for grading/earthwork, surface and subsurface drainage, foundations, pavement structural sections, and other pertinent geotechnical design considerations shall be formulated and implemented based on the findings of this evaluation. 1. In order to safeguard against major seismic -related structural failures, all buildings within the project site shall be constructed in conformance with the Uniform Building Code, as adopted by the City of La Quinta. 2. The presence of liquefiable soils on the site shall be confirmed during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If such soils are found on the site, they shall be addressed by P:\BETTY\PCResoEAExA-CCDes.wpd remedial grading, deep dynamic compaction, vibro-compaction, stone columns, and/or mat or deep foundations to the specifications of a qualified geotechnical engineer. 3. The potential for liquefaction and/or dynamic settlement of "dry sands" on the project site soils shall be evaluated during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If on -site soils have a potential for liquefaction and/or dynamic settlement, they shall be addressed to the specifications of a qualified geotechnical engineer. 4. Loose surficial soils on the site shall be removed during site grading. Reuse of the soils as compacted fill shall be pursuant to the specifications of a qualified geotechnical engineer. 5. The potential for hydroconsolidation of project site soils shall be determined during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If on -site soils have a potential for hydroconsolidation, they shall be addressed through remedial grading, deep dynamic compaction, large-scale wetting of the subsurface soils, and/or other means as specified a qualified geotechnical engineer. 6. Prior to final drainage plan approval, an erosion control plan shall be prepared by the project applicant and/or developer and approved by the City of La Quinta that would ensure no substantial, wind- or water -induced erosion or sedimentation during project construction. 7. The potential for lateral spreading on the project site with development shall be determined during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If on -site soils have a potential for lateral spreading, they shall be addressed to the specifications of a qualified geotechnical engineer. 8. The potential for expansive soils (as defined in Table 18-1-B of the Uniform Building Code [19941) on the project site shall be determined during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If on -site soils have a potential for expansion, they shall be addressed to the specifications of a qualified geotechnical engineer. 9. The potential for on -site subsidence during groundwater withdrawal shall be determined during the comprehensive design level geotechnical evaluations identified in Mitigation Measure 4.2-1. If constraints are identified, they shall be addressed to the specifications of a qualified geotechnical engineer and hydrogeologist. P:\BETTY\PCResoEAExA-CCDes.wpd Hydrology and Water Quality The primary water quality concern during construction activities is excessive erosion and sedimentation; however, other pollutants of concern include metals, nutrients, soil additives, pesticides, construction chemicals, and miscellaneous wastes from construction sites. In addition, demolition of existing structures and properties on the project site could also indirectly introduce existing pollutants into the ground or surface waters. 1. Prior to the initiation of any construction activity on the project site, the project developer shall file for an NPDES permit from the RWQCB. A Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and Monitoring Plan are requirements of the NPDES permit. The SWPPP shall include Best Management Practices (BMPs) in compliance with the NPDES program requirements. 2. Prior to the initiation of any construction activity on the project site, the project developer shall have a hazardous materials study or Phase I Environmental Site Assessment prepared for the site to determine the presence of existing or prior storage and/or use of potentially hazardous materials at the site. All recommendations of such a study shall be implemented to the satisfaction of the RWQCB. 3. Any existing groundwater wells located on the site that are no longer in use shall be abandoned in accordance with Federal, State, and local laws and regulations prior to the issuance of building permits. 4. Any existing or historic septic systems located on the site shall be abandoned in accordance with Federal, State, and local laws and regulations prior to the issuance of building permits. Water quality concerns associated with the proposed golf course and landscaped areas relate to the use of fertilizers, pesticides, and herbicides in these areas, and to the potential for them to enter protected bodies of water, as well as the golf course ponds via stormwater and irrigation runoff. It should be noted that, due to the high cost of water and the high cost of maintaining golf courses in southern California, modern golf course design, construction, and management incorporates many features to minimize the use of fertilizers, pesticides, and herbicides, as well as irrigation water runoff. 1. Prior to operation of the golf course, the golf course operator shall prepare a Golf Course Management Plan that includes an irrigation plan, water usage plan, and chemical management plan in order to reduce, to the extent feasible, golf course irrigation runoff and percolation into the groundwater basin. P:\BETTY\PCResoEAExA-CCDes.wpd Non -point sources of pollutants may enter nearby water bodies via stormwater or wet weather flows, or during dry weather flows. 1. Design of new roads, golf courses, man-made ponds, common landscape areas, stormwater basins, and other facilities shall incorporate proper engineering controls to channel storm and irrigation runoff into detention/retention facilities that are sized to accommodate design year storms and that incorporate filtration systems or other devices to reduce the potential for herbicides, pesticides, fertilizers, and other contaminants to percolate to groundwater or surface water runoff. Biological Resources The proposed project would remove approximately 25 acres of mesquite hummocks from the site. This vegetation community is considered "threatened" by the California Department of Fish and Game and is recognized the City of La Quinta General Plan as second only to wash habitats in significance and general habitat value within the City. Mesquite hummocks also are known to provide suitable habitat for the Coachella Valley milk -vetch, an endangered plant species. 1 . Prior to construction or site preparation activities, the project developer shall enter into a Memorandum Of Understanding (MOU) with CDFG and an appropriate non-profit organization whose purpose is to acquire and manage land for the purpose of protecting special status plants and wildlife. This MOU shall provide the organization chosen the financial resources necessary to purchase and manage 25 acres of mesquite hummock habitat in the Willow Hole area where the habitat is contiguous and large preserves already protect much of this habitat type. The exact location and cost shall be determined through consultation with CDFG and the selected organization. CDFG has indicated that sufficient mesquite hummock habitat is available for acquisition and preservation. Because Coachella Valley milk -vetch can occur with mesquite hummocks, the acquisition and preservation of mesquite hummock habitat is also proposed to mitigate for the loss of habitat on the site that may be suitable for the milk -vetch. A number of common and special -status bird species (particularly raptors) could be adversely affected as a result of construction or other site -preparation activities. Such activities could result in the direct loss of active nests or the abandonment of active nests by adult birds. Bird nests with eggs or young are protected under the Migratory Bird Treaty Act and the California Fish and Game Code. 1. The project developer shall implement the following program if site grading and/or construction will occur during the nesting/breeding season (typically February through July) of native bird species potentially nesting on the site: P:\BETTY\PCResoEAExA-CCDes.wpd 2. Prior to construction or site preparation activities, a field survey shall be conducted by a qualified biologist to determine if active nests of special -status birds (e.g., loggerhead shrike) or common bird species protected by the Migratory Bird Treaty Act and/or the California Fish and Game Code, are present in the construction zone or within 50 feet of the construction zone. If active nests are found, a minimum 50-foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fenced buffer shall be established around the nest site. No construction activities will be permitted within this nest zone until the young birds have fledged, as determined by the project biologist. The proposed project would remove approximately 25 acres of mesquite hummocks from the site. This vegetation community is considered "threatened" by the California Department of Fish and Game and is recognized the City of La Quinta General Plan as second only to wash habitats in significance and general habitat value within the City. Mesquite hummocks also are known to provide suitable habitat for the Coachella Valley milk -vetch, an endangered plant species. 1. Prior to construction or site preparation activities, the project developer shall enter into a Memorandum Of Understanding (MOU) with CDFG and an appropriate non-profit organization whose purpose is to acquire and manage land for the purpose of protecting special status plants and wildlife. This MOU shall provide the organization chosen the financial resources necessary to purchase and manage 25 acres of mesquite hummock habitat in the Willow Hole area where the habitat is contiguous and large preserves already protect much of this habitat type. The exact location and cost shall be determined through consultation with CDFG and the selected organization. CDFG has indicated that sufficient mesquite hummock habitat is available for acquisition and preservation. Because Coachella Valley milk -vetch can occur with mesquite hummocks, the acquisition and preservation of mesquite hummock habitat is also proposed to mitigate for the loss of habitat on the site that may be suitable for the milk -vetch. Cultural Resources There is always a potential for unidentified subsurface components within or near the identified sites during future ground altering activities, including demolition of existing modern structures and facilities. 1. During any ground altering activities associated with project grading or construction, including demolition of existing structures and facilities, the project area shall be monitored by a qualified archaeological monitor. The monitor shall have the authority to halt any activities impacting potentially P:\BETTY\PCResoEAExA-CCDes.wpd significant cultural resources until the resources can be evaluated for significance and cleared or mitigated. The monitoring program shall also include consultation with the local Native American representatives (e.g., Torres - Martinez and/or Morongo Reservations). 2. Collected cultural resources shall be properly packaged for long term curation, in polyethylene sealed bags, vials, or film cans as appropriate, all within acid - free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first building permit for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. Transportation and Circulation The intersections of Jefferson Street at Avenue 50 and Avenue 53 are projected to operate at unacceptable levels of service during the peak hours of 2005 with the proposed project and no roadway or intersection improvements. All of the study area intersections are projected to operate at unacceptable levels of service under the General Plan buildout scenario with the proposed project and no roadway or intersection improvements. 1. The project developer shall construct Madison Street from the Avenue 52 to Avenue 54 at its ultimate cross-section width as a Primary Arterial (110 foot right-of-way) in conjunction with development. 2. The project developer shall construct Monroe Street from the Avenue 53 to Avenue 54 at its ultimate half -section width as a Primary Arterial (1 10 foot right-of-way) in conjunction with development. 3. The project developer shall construct Avenue 52 from the west project boundary to the east project boundary at its ultimate half -section width as a Primary Arterial (1 10 foot right-of-way) in conjunction with development. 4. The project developer shall construct Avenue 54 from Jefferson Street to Monroe Street at its ultimate half -section width as a Primary Arterial 0 00 foot right-of-way) in conjunction with development. 5. The project developer shall construct Avenue 53 from the east project boundary to Monroe Street at its ultimate half -section width as a Collector roadway (64 foot right-of-way), plus a 12 foot westbound travel lane in conjunction with development. 6. The project developer shall construct Jefferson Street from the north project boundary to Avenue 54 at its ultimate half -section width as a Major Arterial roadway (120 foot right-of-way) in conjunction with development. P:\BETTY\PCResoEAExA-CC Des. wpd Prior to the approval of final grading, landscaping, and street improvement plans, the project developer shall submit plans that demonstrate that the sight distance of each project entrance meet City of La Quinta and Caltrans sight distance standards. 1. The project developer shall submit traffic signing/striping plans in conjunction with detailed construction plans for the project site. 2. The project developer shall contribute towards a citywide roadway and traffic signal improvement program through the payment of required Infrastructure Development Fees. These fees will be paid at the building permit stage of development. The project developer shall be solely responsible for new traffic signals at all project entrances, when warranted. Air Quality Development of the project would require site preparation (i.e., grading) and construction of the proposed residential and commercial uses, and infrastructure. 1. Prior to the issuance of grading permits, the project developer shall develop a construction management plan, as approved by the City, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD. These measures shall be implemented through the grading and construction phases of development. 2. Configure construction parking to minimize traffic interference. 3. Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). 4. Schedule construction activities that affect traffic flow on the arterial system to off-peak hours to the degree practicable. 5. Re-route construction trucks away from congested streets. 6. Consolidate truck deliveries when possible. 7. Provide dedicated turn lanes for movement of construction trucks and equipment on- and off -site. 8. Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. 9. Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. P:\BETTY\PCResoEAExA-CCDes.wpd 10. Use electricity from power poles rather than temporary diesel- or gasoline - powered generators. 11. Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. 12. Use propane- or butane -powered on -site mobile equipment instead of gasoline if readily available at competitive prices. Noise Golf course tournaments held at PGA West generate additional mobile and stationary source noise impacts in the project area. These tournaments typically occur once per year, last approximately one week, and typically include traffic management strategies to direct traffic and to keep it flowing freely along area roadways. This does not, however, preclude the possibility of short-term mobile and stationary source noise impacts on noise sensitive uses on the project site that may occur close to one of these roadways. 1 . The residential project developers shall provide all prospective purchasers with a written notice that PGA tournaments occur south of the project site, and shall provide information on the frequency, duration, and types of short-term impacts that may occur as a result of the tournaments (e.g., increased traffic and noise along project area roadways). Public Services Using the City's 3.0 acres or park land per 1,000 population standard, the project would generate the need for approximately 7.9 acres of new Neighborhood and Community Park land. The Open Space Policy Diagram of the City of La Quinta Genera/ Plan identifies a conceptual location for a future park facility within the project site along Avenue 54 between Jefferson Street and Madison Street. This park facility is not proposed as part of the Specific Plan 1. Prior to the recordation of the final tract map, the project developers shall pay the applicable Quimby fees for the purchase of Neighborhood and Community Park land that are in effect at the time of development. Project development would increase the demand for services by the Riverside County Fire Department and Riverside County Sheriff's Department. Both departments have indicated that the project would not have a significant impact on their service levels in La Quinta or other areas, and would present exceptional problems. They have recommended several measures that are incorporated into this EIR. 2. All on -site water distribution facilities shall be constructed in accordance with Coachella Valley Water District and Riverside County Fire Department standards. P:\BETTY\PCResoEAExA-CCDes.wpd 3. Fire hydrants shall be provided at the site to the satisfaction of the Riverside County Fire Department. 4. Adequate access and turning radii for fire trucks and other fire fighting apparatus shall be incorporated into project design plans to the satisfaction of the Riverside County Fire Department. 5. All on -site structures shall be built to conform with criteria contained within the Uniform Fire Code and in accordance with Riverside County Fire Department and City of La Quinta standards. 6. During the construction and operations phases, activities involving the use and storage of highly flammable substances (i.e., fuels and solvents) shall be conducted in accordance with Riverside County Fire Department standards. 7. All exterior doors shall have an industrial quality key and latch system and deadbolt locks. 8. All delivery doors for the golf course clubhouse and related structures shall be equipped with a peephole for delivery identification purposes. 9. The parking and unloading areas within the clubhouse area shall be designed to avoid creating traffic problems. Based on the student generation factors used by the Coachella Valley Unified School District (CVUSD), the proposed 819 residential units could generate up to approximately 549 elementary school students, 147 middle school students, and 328 high school students. Since the permanent capacity of the facilities is presently exceeded, the potential generation of this many additional students Is considered a significant impact. 1 . The project developers shall pay the school developer fees in effect at the time of development prior to the issuance of building permits for the individual residences. 2. The residential project developers shall provide all prospective purchasers with a written notice that the schools in their area are currently impacted and that students may not be able to attend the local schools in the area. The attended schools shall be established by the Coachella Valley Unified School District. Utilities and Service Systems The potable water demand of the proposed project is estimated to be approximately 479 acre-feet per year. Demand for non -potable irrigation water is estimated to be 5,250 acre-feet per year. According to CVWD staff, the existing potable and non - potable water supplies are adequate to serve the proposed project without causing any significant impacts. Water well sites would be provided on the project site in P:\BETTY\PCResoEAExA-CCDes.wpd accordance with CVWD standards to provide water for the project. The water demand of the project would be assessed during the CVWD's SB 901 review. Specific water conservation measures for both landscaping and irrigation, and plumbing controls may be identified and placed as conditions on the connection of the project to the CVWD's facilities. 1. To ensure that future land uses do not include activities which unnecessarily waste water or which consume exceptional amounts of water, the City will direct the project developers to consult with the CVWD to develop appropriate water conservation measures for both landscaping/irrigation requirements and plumbing controls. Consistent with CVWD's existing and future water conservation plans, policies and standards, the City will require that the developers implement the water conservation measures that are devised from the consultations with CVWD, and will require compliance with the City's water conservation programs and ordinance, to the extent applicable. The proposed project generate approximately 45,000 tons of construction wastes over its build -out period. Using common recycling practices in effect today, this amount could be reduced by at least 50 percent to 22,500 tons. To facilitate construction recycling efforts, the City of La Quinta encourages developers to recycle the maximum amount of construction waste possible. 1. During project construction, the project developers shall separate recyclable construction waste materials in separate bins, and shall arrange for transport of recyclable materials to facilities which accept the materials. A list of recyclable construction materials and recycling facilities is available, and shall be obtained, from the City of La Quinta. All recyclable materials shall be recycled. The proposed project would generate approximately 9,762 pounds per day (1,781) tons per year of solid waste. However, these numbers do not reflect any recycling activities on the part of the generator. It is expected that participation in the City's residential solid waste recycling program, and the recycling of green waste generated by landscaping and the golf course could exceed 50 percent which would comply with the goals specified in AB 939. Pursuant to the California Integrated Waste Management Board's (CIWMB) "Model Ordinance" and the City's Zoning regulations, the proposed project's individual project final site plan(s) would also be required to provide adequate areas for collecting and loading recyclable materials in concert with City of La Quinta efforts and programs to reduce the volume of solid waste entering landfills. The Riverside Countywide Integrated Management Plan indicates that the existing landfills within the County could accommodate the volume of waste that is forecast to be generated through the year 2008. After that, additional capacity would be needed to accommodate existing as well as the future residents and businesses. It is, however, reasonable to assume that the market forces that drive the waste disposal P:\BETTY\PCResoEAExA-CCDes. wpd industry will put pressure on the industry and governmental agencies to continually identify new economically feasible means of waste disposal in the future to accommodate future growth. 1. Builders competing for construction contracts shall be required to include proposals for the use of building products made of recycled materials. 2. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. 3. Prior to the issuance of building permits for each phase of the project, the project developers shall prepare a solid waste management program for that portion of the site or for larger areas if more efficient, for review and approval by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: 4. Locate recycling/separation areas in close proximity to dumpsters for non- recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance) 5. Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation, or safety. 6. Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance) 7. Place recycling containers/bins so that they do not block access to each other. 8. Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance) 9. Design and construct collection/recycling areas to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) 10. Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance) PABETTY\PCResoEAExA-CCDes.wod 1 1. Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) C. Significant and Unavoidable Impacts Land Use Planning & Agriculture Resources: Development of the proposed project would convert all of the prime agricultural soils on the site, including the 25 acres that have recently been used for agriculture, to residential and golf course uses. It should be recognized, however, that the grapevines and date palms are relatively old, not well maintained, and have reached the end of their productive lives. No feasible mitigation exists for the conversion of the prime agricultural soils. Air Quality Emissions of PM,o would exceed the thresholds of significance recommended by the South Coast Air Quality Management District (SCAQMD) during the site preparation phase. 1. Prior to the issuance of grading permits, the project developer shall develop a dust control plan, as approved by the City, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD. These measures shall be implemented through the grading and construction phases of development. 2. Apply approved non -toxic chemical soil stabilizers according to manufacturer's specification to all inactive construction areas (previously graded areas inactive for four days or more). 3. Replace ground cover in disturbed areas as quickly as possible. 4. Enclose, cover, water twice daily, or apply approved soil binders to exposed piles (i.e., gravel, sand, dirt) according to manufacturers' specifications. 5. Water active grading sites at least twice daily. 6. Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph. 7. Provide temporary wind fencing consisting of 3- to 3-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared or are being graded. P:\BETTY\PCResoEAExA-CCDes.wpd 8. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least 3 feet of freeboard (i.e., minimum vertical distance between top of the load and the top of the trailer), in accordance with Section 23114 of the California Vehicle Code. 9. Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (recommend water sweepers using reclaimed water if readily available). 10. Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. 11. Apply water three times daily or chemical soil stabilizers according to manufacturers' specifications to all unpaved parking or staging areas or unpaved road surfaces. 12. Enforce traffic speed limits of 15 mph or less on all unpaved roads. 13. Pave construction roads when the specific roadway path would be utilized for 120 days or more. During the construction phases of development, emissions of VOC would exceed the recommended daily threshold. This is a result of emissions associated with the application of architectural coatings. However, it is assumed that architectural coatings would comply with SCAQMD Rule 1113 for such materials. The daily operational emissions of VOC, NOX, and PM,o generated by the project would exceed the SCAQMD's recommended thresholds of significance. 1 . Residential and golf facility uses shall utilize solar or low emission water heaters in residential uses to reduce natural gas consumption and emissions. 2. Residential and golf facility uses shall utilize built-in energy -efficient appliances to reduce energy consumption and emissions. 3. The project developers shall provide shade trees in close proximity to residential and golf facility structures to reduce building heating/cooling needs. 4. Residential and golf facility uses shall utilize energy -efficient and automated controls for air conditioners to reduce energy consumption and emissions. 5. Residential and golf facility uses shall be constructed using special sunlight - filtering window coatings or double -paned windows to reduce thermal gain or loss. P:\BETTY\PCResoEAExA-CCDes.wpd 6. Residential and golf facility construction shall utilize automatic lighting on/off controls and energy -efficient lighting (including parking areas) to reduce electricity consumption and associated emissions. 7. Residential and golf facility uses shall use light-colored roofing materials in residential construction as opposed to dark roofing materials. 8. The project developers shall construct bus stops at locations on and adjacent to the site to be determined in coordination with the bus transit service provider that will serve the project area. Bus stops should be generally located 1 /4 mile walking distance from residential units. 9. The project developers shall contribute towards the synchronization of traffic lights on streets impacted by project development. 10. The golf course developers shall design and implement on -site circulation plans for clubhouse parking to reduce vehicle queuing. Noise Noise levels generated during the construction phase would primarily affect the occupants of nearby residential uses immediately to the south of Avenue 54. However, the closest homes to the construction area would be no less than 125 feet and would be shielded from outside noise by solid masonry walls. Construction activities would also be restricted on a daily basis in accordance with the La Quinta Municipal Code. Even with implementation of all feasible mitigation measures to reduce construction noise, it is anticipated that construction noise will result in temporary impacts at the nearest residences. 1. Between May 1 and September 30, all construction activities on the project site shall only occur between the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. Between October 1 and April 30, all construction activity on the project site shall only occur between the hours of 7:00 A.M. and 5:30 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. 2. The project developers shall arrange for the noisiest construction operations to run concurrently to avoid continuing periods of greater annoyance. 3. The project developers shall locate construction staging areas on site to maximize the distance between staging areas and occupied residential areas. 4. When construction operations occur adjacent to occupied residential areas, the project developers shall implement appropriate additional noise reduction measures that include changing the location of stationary construction P:\BETTY\PCResoEAExA-CCDes.wpd equipment, installing muffling devices on equipment, shutting off idling equipment, notifying adjacent residences in advance of construction, and installing temporary acoustic barriers around stationary construction noise sources. 5. The project developers shall prohibit off -site heavy truck activities on local collector streets. Utilities and Service Systems: The proposed project would generate approximately 9,762 pounds per day (1,781) tons per year of solid waste. However, these numbers do not reflect any recycling activities on the part of the generator. It is expected that participation in the City's residential solid waste recycling program, and the recycling of green waste generated by landscaping and the golf course could exceed 50 percent which would comply with the goals specified in AB 939. Pursuant to the California Integrated Waste Management Board's (CIWMB) "Model Ordinance" and the City's Zoning regulations, the proposed project's individual project final site plan(s) would also be required to provide adequate areas for collecting and loading recyclable materials in concert with City of La Quinta efforts and programs to reduce the volume of solid waste entering landfills. The Riverside Countywide Integrated Management Plan indicates that the existing landfills within the County could accommodate the volume of waste that is forecast to be generated through the year 2008. After that, additional capacity would be needed to accommodate existing as well as the future residents and businesses. It is, however, reasonable to assume that the market forces that drive the waste disposal industry will put pressure on the industry and governmental agencies to continually identify new economically feasible means of waste disposal in the future to accommodate future growth. 1. Builders competing for construction contracts shall be required to include proposals for the use of building products made of recycled materials. 2. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. 3. Prior to the issuance of building permits for each phase of the project, the project developers shall prepare a solid waste management program for that portion of the site or for larger areas if more efficient, for review and approval by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, P ABETTY\PCResoEAExA-CCDes. wpd and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: a. Locate recycling/separation areas in close proximity to dumpsters for non- recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance) b. Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation,. or safety. C. Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance) d. Place recycling containers/bins so that they do not block access to each other. e. Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance) f. Design and construct collection/recycling areas to accommodate front - loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) g. Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance) h. Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) 11. CUMULATIVE IMPACTS A. Less than Significant Impacts Land Use Planning & Agricultural Resources: The proposed project's consistency with environmental plans and policies is project - specific in nature and would not result in corresponding cumulative impacts. PABETTY\PCResoEAExA-CCDes.wpd Geotechnical Considerations: This project would not contribute to, and would not be affected by any significant cumulative impacts involving geotechnical considerations. Hydrology and Water Quality: Development of the remainder of the Colorado River Basin would result in water quality impacts similar to those of the proposed project. Furthermore, these projects would all be subject to similar water quality requirements and mitigation measures as outlined for the Proposed Project. Therefore, no cumulative water quality impacts from cumulative development is anticipated. Cultural Resources: This project would not contribute to any significant cumulative impacts involving cultural resources. Noise: This project would not contribute to significant cumulative noise impacts. Public Services: This project would not contribute to significant cumulative impacts on Fire services, Sheriff services or public parks. Aesthetics: This project would not contribute to any significant cumulative impacts on local or regional aesthetics. B. Impacts Reduced to less than significant LEVELS Hydrology/Water Quality The development of the remainder of the Colorado River Basin would result in water quality impacts similar to those of the proposed project, and would be subject to the same types of water quality requirements and mitigation measures (discussed below) as the proposed project to avoid potential for creating downstream and subsurface water quality impacts. Therefore, no cumulative water quality impacts from cumulative development are anticipated. Non -point sources of pollutants may enter nearby water bodies via stormwater or wet weather flows, or during dry weather flows. PABETTY\PCResoEAExA-CCDes. wpd 1. Design of new roads, golf courses, man-made ponds, common landscape areas, stormwater basins, and other facilities shall incorporate proper engineering controls to channel storm and irrigation runoff into detention/retention facilities that are sized to accommodate design year storms and that incorporate filtration systems or other devices to reduce the potential for herbicides, pesticides, fertilizers, and other contaminants to percolate to groundwater or surface water runoff. Transportation and Circulation: Cumulative impacts associated with addition development within the City of La Quality and ambient growth in other areas have already been addressed in this EIR section under the 2005 and General Plan buildout scenarios. In summary, intersection improvements would be needed to accommodate this project and other future development allowed by the City's General Plan and provide acceptable levels of service at all of the study area intersections. 1. The project developer shall contribute towards a citywide roadway and traffic signal improvement program through the payment of required Infrastructure Development Fees. These fees will be paid at the building permit stage of development. The project developer shall be solely responsible for new traffic signals at all project entrances, when warranted. Air Quality Emission reductions predicted for the project and the recommended mitigation measures (included above in project specific air quality impacts) represents reductions of 4.6 percent of the project's CO emissions, 3.9 percent of VOC emissions, 7.6 percent of NOX emissions, and 4.4 percent of PM,o emissions. Similar reduction percentages would occur on an annual basis. The SCAQMD's CEQA Air Quality Handbook does not identify any reduction efficiencies for emissions of SOX. It should be assumed, however, that these measures would reduce emissions of SOX by a minimum of one percent given that the minimum reduction for other mobile and stationary emissions is 4.4 percent. Therefore, the project would meet this assumption for annual emissions reductions and would not be considered cumulatively significant. Public Services: Cumulative development in the Coachella Valley would increase the number of students attending local schools. The increased number of students would exacerbate the overcrowded conditions. Until new school facilities are constructed, the impacts on the CVUSD would be considered cumulatively significant. PABETTY\PCResoEAExA-CCDes.wpd Utilities and Service Systems The increased growth throughout the Coachella Valley will require the CVWD to treat additional volumes of wastewater on a daily basis. However, the CVWD has indicated that the Mid -Valley Water Reclamation Plant could be expanded in the future to serve additional demand, including demand from the City of La Quinta. Therefore, the wastewater generation associated with cumulative project growth is not considered significant. C. Significant and Unavoidable Impacts Biological Resources: The proposed project would remove approximately 25 acres of mesquite hummocks from the site. This vegetation community is considered "threatened" by the California Department of Fish and Game and is recognized the City of La Quinta General Plan as second only to wash habitats in significance and general habitat value within the City. Mesquite hummocks also are known to provide suitable habitat for the Coachella Valley milk -vetch, an endangered plant species. Prior to construction or site preparation activities, the project developer shall enter into a Memorandum Of Understanding (MOU) with CDFG and an appropriate non-profit organization whose purpose is to acquire and manage land for the purpose of protecting special status plants and wildlife. This MOU shall provide the organization chosen the financial resources necessary to purchase and manage 25 acres of mesquite hummock habitat in the Willow Hole area where the habitat is contiguous and large preserves already protect much of this habitat type. The exact location and cost shall be determined through consultation with CDFG and the selected organization. CDFG has indicated that sufficient mesquite hummock habitat is available for acquisition and preservation. Because Coachella Valley milk -vetch can occur with mesquite hummocks, the acquisition and preservation of mesquite hummock habitat is also proposed to mitigate for the loss of habitat on the site that may be suitable for the milk -vetch. Utilities and Service Systems The proposed project would generate approximately 9,762 pounds per day (1,781) tons per year of solid waste. However, these numbers do not reflect any recycling activities on the part of the generator. It is expected that participation in the City's residential solid waste recycling program, and the recycling of green waste generated by landscaping and the golf course could exceed 50 percent which would comply with the goals specified in AB 939. Pursuant to the California Integrated Waste Management Board's (CIWMB) "Model Ordinance" and the City's Zoning regulations, P:\BETTY\PCResoEAExA-CCDes.wpd the proposed project's individual project final site plan(s) would also be required to provide adequate areas for collecting and loading recyclable materials in concert with City of La Quinta efforts and programs to reduce the volume of solid waste entering landfills. The Riverside Countywide Integrated Management Plan indicates that the existing landfills within the County could accommodate the volume of waste that is forecast to be generated through the year 2008. After that, additional capacity would be needed to accommodate existing as well as the future residents and businesses. It is, however, reasonable to assume that the market forces that drive the waste disposal industry will put pressure on the industry and governmental agencies to continually identify new economically feasible means of waste disposal in the future to accommodate future growth. 1. Builders competing for construction contracts shall be required to include proposals for the use of building products made of recycled materials. 2. Green waste generated on the project site shall be treated in'such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. 3. Prior to the issuance of building permits for each phase of the project, the project developers shall prepare a solid waste management program for that portion of the site or for larger areas if more efficient, for review and approval by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: 4. Locate recycling/separation areas in close proximity to dumpsters for non- recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance) 5. Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation, or safety. 6. Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance) 7. Place recycling containers/bins so that they do not block access to each other. P:\BETTY\PCResoEAExA-CC Des. wpd 8. Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance) 9. Design and construct collection/recycling areas to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) 10. Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance) 11. Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) III. ALTERNATIVES CONSIDERED AND REJECTED Alternative Sites The intent of Section 15126.6 (f) (2) of the CEQA Guidelines is to provide for consideration of alternative locations for a project which might avoid or lessen the significant impacts of the project. However, alternative site location analyses are considered more feasible for public projects, such as road extensions, fire and police stations, or post offices. For these types of projects, development of the facility is the primary consideration and the precise location within certain boundaries is the secondary consideration. The ability of a private applicant to secure alternative site locations is typically limited by property availability, market constraints, or sales prices. The project is proposed for a 988-acre site in the southeastern area of La Quinta. Based on a review of the Land Use Policy Diagram in the City of La Quinta General Plan, there are no other contiguous, vacant parcels of land within the City that are large enough to accommodate the size and proposed density of the project. The site that comes closest to being able to accommodate this project is the 690 acre site to the west of Jefferson Street known as The Ranch. However, that site has already been approved for development and an application for a new Specific Plan for that site is currently being considered by the City. There are numerous parcels of land located outside of the City boundaries in the unincorporated area of Riverside County that could possibly accommodate the project. These site may have fewer sensitive resources in their vicinity than the proposed project site; they may have more. However, it is not the intent of the City of La Quinta to encourage development within the unincorporated area when a project is consistent with the General Plan Land Use and Zoning Code designations for the site P:\BETTY\PCResoEAExA-CC Des. wpd where it is proposed. In addition, the project applicant does not own any sites in the area outside of the City boundaries. For these reasons, alternative sites are not considered to be environmentally superior to development of this site at this time. Prime Agricultural Soils Preservation Alternative Changes to the proposed project design could be made in an effort to preserve the areas on the site identified as containing prime agricultural soils in the City's General Plan Environmental Conservation Element. Prime agricultural soils have been identified in the southwestern, northeastern, and southeastern corners of the project site. Of the prime agricultural soils on the site, only 25 acres in the southeastern part of the site have recently used for agricultural purposes, and the grapevines and date palms are relatively old, not well maintained, and have reached the end of their productive Preservation of these areas is not expected to preserve or increase agricultural productivity within the project site, the City of La Quinta or the Coachella Valley. Three non-contiguous parcels would be preserved to allow new agricultural operations to be initiated within these areas. It is not known if the size and shape of the areas preserved for agricultural use would be of a size or configuration that would support agricultural operations. The remainder of the site would be developed with residential and/or golf course uses. Reduced Residential Density Alternative This alternative examines alternative project designs that might result in lessening or avoiding the impacts of the project on the 25 acres of mesquite hummock habitat in the northwestern area of the site. This habitat is in the vicinity of the golf course clubhouse and related facilities. The private golf course country club with its three golf courses and related club house facilities are the primary element of the project. The golf courses and these related facilities would need to be redesigned. One approach to modify the project design would be to keep the three golf courses and reduce the amount of residential development and associated arterial roadways on the site by at least 25 acres. This development alternative would reduce the number of homes that could be built on the site by approximately 45 homes. This type of design would preserve the hummocks but allow development of golf courses or home around the hummocks. More of the surrounding desert scrub habitat could be preserved to buffer the hummocks from development if the amount of area used residential development was further reduced. Reduced Golf Course Use Alternative This alternative would preserve the 25 acres of mesquite hummock habitat on the site by reducing the amount of land dedicated to golf course uses and maintaining the type and amount of residential development proposed. Because the mesquite hummocks are located in the vicinity of the proposed golf course clubhouse and related facilities, P:\BETTY\PCResoEAExA-CCDes.wpd substantial redesign of the golf courses would be necessary. Elimination of one of the three golf courses would be most logical. If one course is eliminated about 160 acres of the site could be preserved. If 25 of these 160 acres are set aside to avoid impacts to the hummock habitat, approximately 75 additional homes could be built on the remainder of this 160 acres. As with the previous alternative, the mesquite hummock areas would be preserved from development, but would be surrounded by the golf course and residential uses. No Project/Existing Conditions Alternative The "No Project" alternative would leave the project site in its present condition. None of the impacts associated with the development and use of the proposed residential and golf course uses would occur if the project is not approved. Implementation of this alternative would retain the existing natural and disturbed character of the project site and would avoid any of the adverse physical impacts associated with development. P:\BETTY\PCResoEAExA-CCDes.wpd EXHIBIT "B" STATEMENT OF OVERRIDING CONSIDERATIONS The Final Environmental Impact Report for the Country Club of the Desert's Specific Plan 99-035, Tentative Tract Map 29894, Street Vacation 2000-041, and Conditional Use Permit 2000-053, which allow for development of a 988-acre golf and residential community consisting of a private country club with three 18-hole golf courses and related club house facilities, and 819 single family homes (hereinafter "the Project"), recognizes that certain specified adverse environmental impacts may be caused by the approval and construction of the Project, which may not be mitigated to a less than significant level by the application of reasonable mitigation measures. Despite the recognition and finding in the Final Environmental Impact Report for the Project that such unavoidable adverse environmental impacts may be caused by the Project, nevertheless, the Planning Commission of the City of La Quinta expressly finds and declares, after a thorough review and consideration of such potentially adverse environmental impacts, that the benefits of the Project outweigh the unavoidable adverse environmental impacts, and are therefore deemed to be acceptable by the Planning Commission. The Planning Commission of the City of La Quinta bases its determination on the following grounds: 1. Implementation of the project is consistent with the City's goals and objectives for development of the Project Site, as set forth in the City's General Plan Land Use Element; and 2. Implementation of the Project will enhance the City's economic base from revenues derived from increased sales taxes, business licenses and other fees and taxes, which will flow from the development of the Project; and 3. Implementation of the Project will result in the elimination of certain negative aesthetic impacts associated with the current property condition, including but not limited to the development of landscaped setbacks that include pedestrian, bicycle, and equestrian amenities along the surrounding and internal roadways; and 4. The potential adverse environmental impacts identified with the construction and operation of the project are generally associated with normal growth, progress and prosperity in a developing community; and 5. The Project will be instrumental in causing new area -wide public infrastructure improvements which are consistent with the City's General Plan to be constructed, which will benefit both existing development and other future development, including but not limited to street improvements and public utility improvements; and P ABETTY\PCResoEAExB-CCDes. wpd EXHIBIT "B" STATEMENT OF OVERRIDING CONSIDERATIONS Environmental Impact Report 6. The Specific Plan Project implementation will ultimately result in the creation of new jobs for construction and for the operations of new golf resort businesses associated with the Project; and 7. The Specific Plan Project implementation will ultimately result in the creation of new housing opportunities within the City of La Quinta that are consistent with regional forecasts; and 8. The proposed Project is substantially more restrictive in its development density, intensity, and potential adverse environmental impacts than the density, intensity and level of adverse environmental impacts of development which is currently permitted under the applicable General Plan and Zoning Code provisions pertaining to the Project Site. Consequently, the Planning Commission recommends that the City Council find that the Project is a preferred and appropriate balance between environmental concerns and the need for economic and residential development within the City of La Quinta. P:\I3 E'I 1'Y\PCResoEAExB-CC Des. wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW 21 RESORT RESIDENTIAL UNITS AT THE COUNTRY CLUB OF THE DESERT PROJECT CASE NO.: CONDITIONAL USE PERMIT 2000-053 COUNTRY CLUB PARTNERS, LP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24T" day of October, 2000, hold a duly noticed Public Hearing to consider the request of COUNTRY CLUB PARTNERS, LP, for approval of a Conditional Use Permit to allow construction and operation of 21 resort residential (casitas) units, generally located on the north side of 54T" Avenue, between Jefferson Street and Monroe Street, more particularly described as: Portions of Section 9 and 10, T6S, R7E, S.B.B.M. WHEREAS, said Conditional Use 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 La Quinta Community Development Department has completed Environmental Assessment 99-380. A Draft Environmental Impact Report (EIR), State Clearinghouse #1999061 109 has been prepared for the proposed project. It has been determined that with mitigation measures, the project will not have a significant environmental impact and the EIR should be certified; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of Approval to justify a recommendation for approval of said Conditional Use Permit: A. The project is consistent with the General Plan in that these types of units are permitted in residential zones with a Conditional Use Permit and the project is within the 2-4 dwelling units per acre range allowed by the Low Density Residential land use designation. B. This project has been designed to be consistent with the provisions of the Zoning Code and applicable Specific Plan or will be conditioned to be so in areas of design development standards, parking, etc. s:\stan\cup 2000-053 pc res.wpd Planning Commission Resolution 2000- Conditional Use Permit 2000-053 October 24, 2000 B. Processing and approval of this project is in compliance with the requirements of the California Environmental Quality Act in that the La Quinta Community Development Department has determined that this Conditional Use Permit will not have a significant impact on the environment and an Environmental Impact Report is recommended for certification. C. The site design of the project is appropriate for the use in that the casitas comply with applicable design requirements and are providing adequate landscaping and are compatible with surrounding development. 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 recommend that an Environmental Impact Report be certified for this project. 3. That it does hereby approve Conditional Use Permit 2000-053 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 24T" day of October, 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 s:\stan\cup 2000-053 pc res.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2000-053 COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 GENERAL The use of a portion of the subject property for resort residential uses shall be in conformance with the approved exhibits contained in Conditional Use Permit 2000-053 and Specific Plan 99-035, unless otherwise amended by the following conditions. 2. The approved Conditional Use Permit shall be used within two years of the effective date of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit for the casitas units. A time extension for this Conditional Use Permit may be requested as permitted in Municipal Code Section 9.200.080 D. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 4. All applicable conditions of Specific Plan 99-035 shall be met. 5. Use of the resort residential units (casitas) shall comply with Municipal Code Section 9.60.320, regarding resort residential, unless modified by Specific Plan 99-035. 6. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist on the property and are available for review at City Hall, shall be recorded with the Riverside County Recorder's office against the property. P:\STAN\cup 2000-053 pc ccampd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN DEVELOPMENT PRINCIPALS AND GUIDELINES FOR A GOLF ORIENTED RESIDENTIAL COUNTRY CLUB CASE NO.: SPECIFIC PLAN 99-035 COUNTRY CLUB PROPERTIES, LLC WHEREAS, the Planning Commission of the City of La Quinta did on the 24T" day of October, 2000, hold a duly noticed public hearing to consider the request of COUNTRY CLUB PROPERTIES,LLC for approval of development principals and guidelines for a golf oriented 819 residential unit country club, generally located on the north side of 54T" Avenue, between Jefferson Street and Monroe Street, more particularly described as: Portions of Section 9 and 10, T6S, R7E, S.B.B.M. 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), in that the La Quinta Community Development Department has completed Environmental Assessment 99-380. A Draft Environmental Impact Report (EIR), State Clearinghouse #1999061 109 has been prepared for the proposed project. It has been determined that with mitigation measures, the project will not have a significant environmental impact and the EIR should be certified; and, 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 to justify the recommendation for approval of the Specific Plan: 1. The Specific Plan, as proposed, is consistent with the goals and policies of the La Quinta General Plan in that the property is proposed for 819 units and is designated for low density residential and very low density residential with a rural residential overlay which allows up to 2,758 units. The Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, and Air Quality Elements are consistent with the project proposed by the Specific Plan through compliance with Conditions of Approval or design of the project. P:\STAN\sp 99-035 pc res.wpd Planning Commission Resolution 2000- Specific Plan 99-035 October 24, 2000 2. The Specific Plan, subject to conditions will not create conditions materially detrimental to the public health, safety, and general welfare in that development allowed under the Specific Plan is compatible with existing uses and development standards and infrastructure proposed in the Specific Plan will ensure high quality development. 3. The Specific Plan will provide land use compatibility with zoning on adjacent properties in that the project principles and guidelines ensure that the proposed adjacent residential uses will not be negatively impacted and the project is similar to the developed property to the south. 4. The Specific Plan project is suitable and appropriate for the property in that the property has been designated for residential use and development will comply with applicable City requirements. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend that an Environmental Impact Report be certified for this project. 3. That it does hereby recommend to the City Council approval of the above - described specific plan request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24T" day of October, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: P:\STAN\sp 99-035 pc res.wpd Planning Commission Resolution 2000- Specific Plan 99-035 October 24, 2000 STEVE ROBBINS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\STAN\sp 99-035 pc res.wpd RESOLUTION NO. 2000- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035 COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 GENERAL 1. Specific Plan 99-035 shall comply with the requirements and standards of the La Quinta Municipal Code and all other applicable laws, unless modified by the following conditions or the Specific Plan. 2. The Specific Plan text on file in the Community Development Department, shall be revised to incorporate in the appropriate chapter and section the following conditions and all mitigation measures, with a minimum of five copies of the revised final approved texts submitted to the Community Development Department within 30 days of final approval by the City Council or issuance of a grading permit, whichever occurs first. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 4. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist on the subject property, and are available for review at City Hall, shall be recorded with the Riverside County Recorder's office against the property. 5. The Specific Plan text shall add a statement that cul-de-sacs may be longer than 1,320 feet long provided they meet the Fire Marshal requirements for access. 6. The Specific Plan text shall be consistent with the comments of the Coachella Valley Water District regarding the accompanying Environmental Impact Report. 7. The Specific Plan text shall show existing and proposed natural gas service. 8. The Specific Plan text shall be revised to indicate that overhead utility lines adjacent to the project area will be undergrounded per City requirements. High voltage transmission lines are exempt from this requirement with Imperial Irrigation District approval. p:\stan\sp 99-035 pc coampd RESOLUTION NO. 2000- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-035 COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 9. The Specific Plan text (Exhibit 15) shall show all on -site as well as off -site emergency accesses. 10. The specific plan text shall add a statement that restroom facilities for homeowner association and golf course maintenance workers shall be provided throughout the project to the satisfaction of the Community Development Director. LANDSCAPING 11. The Specific plan text under Section 4.4 shall add a statement that landscape treatment of perimeter streets shall comply with General Plan requirements as follows: Jefferson Street - Primary Image Corridor 52ND Avenue - Secondary Image Corridor 54T" Avenue and Madison Street - Agrarian Image Corridor FEES 12. Within 24 hours after review by the City Council, the property owner/developer shall submit to the Community Development Department two checks made out to the County of Riverside in the amount of $78.00 and $850.00 to permit the filing and posting of the Notice of Determination for EA 99-380 as required by the California Environmental Quality Act. ENVIRONMENTAL 17. Prior to the issuance of a grading permit, building permit or any earth moving activities for the project allowed in this specific plan, whichever comes first, the property owner/developer shall prepare and submit a written report to the Community Development Department demonstrating compliance with those mitigation measures of SP. 99-035 and EA 99-380. pAstan\sp 99-035 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF THE SUBDIVISION OF 988 ACRES INTO 819 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 29894 COUNTRY CLUB PROPERTIES, LP WHEREAS, The Planning Commission of the City of La Quinta, California, did on the 24T" day of October, 2000, hold a duly noticed Public Hearing to consider the request of COUNTRY CLUB PROPERTIES, LP for subdivision of 988 acres into 819 residential lots and golf„ common area, street, and miscellaneous lots, generally located on the north side of 54T" Avenue, between Jefferson Street and Monroe Street, more particularly described as: Portions of Section 9 and 10, T6S, R7E, S.B.B.M. WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has completed Environmental Assessment 99-380. A Draft Environmental Impact Report (EIR), State Clearinghouse #1999061109 has been prepared for the proposed project. It has been determined that with mitigation measures, the project will not have a significant environmental impact and the EIR should be certified; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of Approval to justify a recommendation for approval of said Tentative Tract Map 29894: 1. The Map and its design are consistent with the General Plan and Specific Plan 99-035 in that its lots are in conformance with applicable goals, policies, and development standards, such as lot size and will provide adequate infrastructure and public utilities. 2. The design of the subdivision or its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because mitigation measures and conditions have been imposed. pAstan\tt 29894 pc res.wpd Resolution 2000- Tentative Tract Map 29894 October 24, 2000 3. The design of the subdivision and the proposed types of improvements are not likely to cause serious public health problems because urban improvements are existing or will be installed based on applicable Local, State, and Federal requirements. 4. The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access to the newly proposed Madison Street between 52ND and 54T" Avenues will be provided with the project to surrounding property owners. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval of Tentative Tract Map 29894 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 241" day of October, 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:\stan\tt 29894 pc res.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 GENERAL 1. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist on the property and are available for review at City Hall, shall be recorded with the Riverside County Recorder's office against the property. 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 29894 shall comply with the requirements and standards of § § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. 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. The applicant shall complete vacation of the existing right of way of 53rd Avenue from Jefferson Street easterly to approximately 1,200 feet east of Madison Street (within the project boundaries) prior to issuance of the grading permit for the area containing the vacated portion of 53rd Avenue. 9. Right of way dedications required of this development include: a. PUBLIC STREETS i. Jefferson Street (Major Arterial) - 60-foot half (easterly) of a 120- foot right of way. ii 52rid Avenue (Primary Arterial) - 55-foot half of a 1 10-foot right of way. iii. 541h Avenue (Primary Arterial) - 50-foot (northerly) half of a 100- foot right of way. iv. Madison Street (Primary Arterial) - 1 10-foot right of way. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 V. Monroe Street (Primary Arterial) - 55-foot half of a 1 10-foot right of way. vi. 53"i Avenue (Collector) - 32-foot half of a 64-foot right of way. b. PRIVATE STREETS i. Residential Collector: 41-foot width. Width may be reduced to 33 feet with parking restricted to one side and 29 feet if on -street parking is prohibited provided there is adequate off-street parking for residents and visitors and the applicant makes provisions for ongoing enforcement of the restrictions. ii. Residential Cul-de-sac: 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 Ian( luage requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. C. CULS DE SAC Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset) with 39-foot radius, or larger. 10. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 12. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 13. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 14. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): a. Jefferson Street (Major Arterial) - 20-feet b. 52"d Avenue (Primary Arterial) - 20-feet C. 54" Avenue (Primary Arterial) - 20-feet d. Madison Street (Primary Arterial) - 20-feet e. Monroe Street (Primary Arterial) - 20-feet f. 53'd Avenue (Collector) - 10-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. 15. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 16. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. 17. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 18. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 19. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. 20. Prior to the issuance of a construction permit, the applicant shall enter into "Indemnification Agreements for Improvements Beneath Public Right of Way" with the City regarding the proposed auto/cart tunnel to be located under Madison Street, the cart only tunnel to be located under Madison Street, and the maintenance access tunnel to be located under Madison Street. FINAL MAP(S) AND PARCEL MAP(S) 21. 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. 22. 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. P:\STAN\tt 29894 pc coampcl PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 Plans for improvements not listed above shall be in formats approved by the City Engineer. 23. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 24. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 25. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 26. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. P:\STAN\tt 29894 pc coampcl PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 27. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 28. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 29. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 30. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If ,any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 31. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 32. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the: right of way unless otherwise approved by the City Engineer. 33. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 34. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, 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. 35. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 36. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 37. Stormwater handling shall conform with the approved hydrology and drainage plan for (the name of the underlying development). Nuisance water shall be disposed of (in an approved method). 38. 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. 39. The tract shall be designed to accommodate purging and blowoff water from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 40. 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. P:\STAN\tt 29894 pc coampcl PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 41. 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. 42. 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 43. 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 Jefferson Street - A. Applicant shall pay cash fee to reimburse City for street improvements made to applicant's frontage through the City's Capital Improvement Program. Reimbursement amount shall cover all costs related to installing curb, gutter and outside 20 feet of roadway paving; the reimbursement amount shall be reduced by the percentage of non -City funds expended on the Jefferson Street Widening project. B. Construct 6-foot sidewalk. ii. 52"d Avenue - Construct 43-foot half of 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. iii. 54' Avenue - Construct 38-foot half of 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. iv. Madison Street - Construct 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk on west side of street and 10-foot multi -purpose trail on east side of street (design to approved by City). P:\STAN\tt 29894 pc coampci PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 V. Monroe Street - Construct 43-foot half of 86-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk. vi. 53" Avenue - C. Construct 20-foot half of 40-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk on the southerly half; D. Construct new 14-foot of pavement on the northerly half, and adjust the centerline profile as needed to meet City standards. E. Construct a modified cul-de-sac at the westerly terminus of the street within the right of way. Cul-de-sac radius shall be 29-feet. b. PRIVATE STREETS i. Residential Collector: construct 40-foot wide full -width improvements (measured from curb face to curb face) where straight faced curb is installed, and 37-foot wide full -width improvements (measured from gutter flowline to gutter flowline) where rolled curb is installed, all within the 41-foot right of way. All on -site streets constructed with "wedge" type curb shall use a design approved by the City Engineer. ii. Residential Cul-de-sac: 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. iii. All "dead end" streets with frontage on more than one lot shall have a cul-de-sac bulb constructed with a radius of 38-feet. iv. All emergency access roadways shall be a minimum of 20-feet wide. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 V. All streets divided by a median island shall be constructed with 20- foot wide improvements for each single direction lane. C. CULS DE SAC Use Riverside County Standard 800 (symmetric) or 800A (offset) with 38-foot curb radius. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 44. The tunnel crossings (for auto/truck access) under Madison Street shall maintain a vertical clearance of not less than 13-feet 6-inches. 45. 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. 46. 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). 47. 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. 48. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 49. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 50. 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" 51. 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. 52. 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. 53. General access points and turning movements of traffic are limited to the following: a. Jefferson Street - full turning movements b. 53rd Avenue - full turning movements C. All emergency access connections to Jefferson Street, Madison Street, 52"d Avenue, 53`d Avenue, 54'h Avenue, and Monroe Street shall be restricted to right turn movements only (both from and onto the public streets) . P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 LANDSCAPING 54. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 56. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. PUBLIC SERVICES 57. The applicant shall provide public transit improvements as required by Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and passenger waiting shelter. QUALITY ASSURANCE: 58. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 59. 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. 60. 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:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 61. 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 62. 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 63. 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. The applicant shall comply with the terms and requirements of the infrastructure fee program in effect at the time of issuance of building permits. 64. Prior to approval of the final map, evidence that all residential lots will comply with required noise standards in the General Plan shall be provided to the Community Development Department. Any lots which do not comply with the standards may be relocated with Community Development Department approval. LANDSCAPING AND PERIMETER WALL 65. The applicant shall provide landscaping in perimeter setbacks and common lots. 66. The applicant shall provide walls around the tentative map perimeter. 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. P:\STAIN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 The applicant shall submit landscaping plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 68. 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. FIRE MARSHAL 69. Prior to issuance recordation of final map, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 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 shall be 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 71. The required water system, including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 72. A temporary water supply for fire protection may be allowed for the construction of the models only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 29894 - COUNTRY CLUB PROPERTIES, LP OCTOBER 24, 2000 73. 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. 74. Applicant/developer will provide written certification from the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. P:\STAN\tt 29894 pc coa.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, FINDING THAT THE PROPOSED VACATION OF A PORTION OF 53RD AVENUE IS CONSISTENT WITH THE GENERAL PLAN CASE NO.: STREET VACATION 2000-041 COUNTRY CLUB PROPERTIES, LP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24T" day of October, 2000, consider the request of COUNTRY CLUB PROPERTIES, LP for a street vacation of a portion of 53RD Avenue, east of Jefferson Street; and, WHEREAS, State Government Code Section 65402 requires that prior to streets being vacated by the City Council, the Planning Commission make a finding that the proposed street vacation is consistent with the City General Plan; and, WHEREAS, said Planning Commission did make the following Mandatory Findings confirming that the proposed street vacation is consistent with the City General Plan: A. The Circulation Element of the City General Plan indicates the portion of 53RD Avenue under consideration for vacation as a collector street which distributes traffic from adjacent properties to surrounding arterials. 53RD Avenue is not planned to extend west of the project site (part of The Ranch Specific Plan area) and would only be needed in the project area for traffic generated by this project. Access to this project is planned only on Jefferson Street and on 53R1 Avenue near Monroe Street in the area of the street proposed to remain. Properties on the north side of 53RD Avenue, between the vacated portion and Monroe Street will continue to have access to Monroe Street via 53RD Avenue. Therefore, the portion of the street under consideration for vacation is not needed for traffic purposes and consistent with the City General Plan. B. Public utility easements in the vacated portion of 53RD Avenue will remain or be relocated as required by the respective utility companies. 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; p:\stan\sv 2000-041 pc res.wpd Resolution 2000- Street Vacation 2000-041 October 24, 2000 2. That it does find the proposed Street Vacation 2000-041 consistent with the City General Plan for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24T" day of October, 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:\stan\sv 2000-041 pc res.wpd T 1 .......... ........... cn! ..... . ..... .. .............. 0 ..... .......... 16i AVE. 3S T 0 pt N w Ui U. U. z AVE. 54 -At — PGAME"T PRO ECT.- 16ARY 2000 0 2000 4000 CASE MAP CASE No. S P 9,9-035 TT 2980A --r CUP 2000-053 SV 2000-041 EA 99-380 COU NTRY CLUB PARTNERS Le ry.ovil"I SCALE: NTS PH C PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 24, 2000 CASE NUMBER: EIR ADDENDUM (EA 94-287; STATE CLEARINGHOUSE #94112047), SPECIFIC PLAN 94-025 (AMENDMENT #1), CONDITIONAL USE PERMIT 99-047 AND TENTATIVE PARCEL MAP 28617 REQUEST: 1. TO CERTIFY AN EIR ADDENDUM FOR THE GREEN SPECIFIC PLAN (SP 94-025) ALLOWING A NEW ACCESS ROAD FOR AN APPROVED MASTER PLANNED RESIDENTIAL COMMUNITY OF 277 HOUSES; AND 2. TO ALLOW DEVELOPMENT OF A PRIVATE ROAD ON A HILLSIDE SLOPE EXCEEDING 20 PERCENT; AND 3. TO AMEND THE GREEN SPECIFIC PLAN ALLOWING A 3,000 FOOT LONG PRIVATE ACCESS ROAD ALONG THE NORTH SIDE OF A 331 + ACRE PROPERTY TO SERVE TEN CUSTOM LOTS; AND 4. TO ALLOW A TENTATIVE PARCEL MAP SUBDIVIDING 331 ACRES INTO FOUR PARCELS AND OTHER LETTERED STREET LOTS. APPLICANT/ PROPERTY OWNER: REPRESENTATIVES: LOCATION: ENVIRONMENTAL CONSIDERATION: AGIOTAGE LIMITED MAINIERO, SMITH AND ASSOCIATES BISECTED BY FUTURE JEFFERSON STREET, APPROXIMATELY '/2 MILE SOUTH OF AVENUE 58 AN ADDENDUM TO THE PREVIOUSLY CERTIFIED GREEN ENVIRONMENTAL IMPACT REPORT (EA 94-287; STATE CLEARINGHOUSE NUMBER 94112047) HAS BEEN PREPARED PURSUANT TO THE GUIDELINES FOR pc rpt sp25#1, 44 - Page I EXISTING GENERAL PLAN LAND USE DESIGNATION: EXISTING ZONING DESIGNATION: SURROUNDING LAND USE: BACKGROUND: IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, SECTION 15164 (A, C, D, AND E). 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) AND OPEN SPACE RL (LOW DENSITY RESIDENTIAL), OPEN SPACE (OS) AND HILLSIDE CONSERVATION THE SURROUNDING PROPERTIES ARE VACANT EXCEPT FOR THE EXISTING QUARRY DEVELOPMENT TO THE NORTH On June 6, 1995, the City Council adopted Resolution 95-37, approving design guidelines and development standards for a master planned development of 277 housing units on approximately 331 acres to the south of The Quarry development in conjunction with approval of an Environmental Impact Report (Attachments 1 and 2). The adopted Specific Plan for this community outlines its long term development pattern for this residential project and conservation of hillside areas and equestrian/hiking trails. Mountainous areas account for approximately 231.2 acres (70 percent) of the Plan's area. The gross project density is less than one unit per acre. Three types of residential lots are permitted: 1) Cove lots of 8,000 square feet or more, 2) Estate lots of 10,000 square feet or more, and 3) Custom lots of 30,000 feet or more. Access to the site is planned by the extension of Jefferson Street south from Avenue 58 as required by the alignment plan approved under General Plan Amendment 95-048 in 1995 under Resolution 95-41. Street and other infrastructure improvements are required for this project as subdivision maps are processed. This planned community pc rpt sp25#1, 44 - Page 2 also has ten custom lots at the northwest corner of the Specific Plan which take access from private streets located in The Quarry development. On April 16, 1999, the Planning Commission approved a time extension and minor text changes for the Specific Plan by adoption of Resolution 99-026, pursuant to Conditions 6 and 7 of City Council Resolution 95-37. Project Request 1. Conditional Use Permit - The applicant is requesting development of a private road into an open space area with hillside slopes of greater than 20 percent. A portion of the road, approximately 1,600 feet, will be located above the 20% slope. The proposed vertical incline of the private road in this hillside area does not exceed 14.8 percent. 2. Specific Plan Amendment - The existing Specific Plan allows 277 dwelling units on approximately 331 + acres. This Amendment request does not alter the land use plan, or propose residential development in the hillside areas. The principal modification in the Plan is a request to change the original approved access to the 10 lots in Parcel 4 from The Quarry to the north. Access is now proposed by redirection of a private street from within Parcel 2 along the north side of the project boundary to its connection with future Jefferson Street, a distance of approximately 3,000 feet (Attachment 3). This two-lane roadway (28' curb to curb with restricted parking) has 6 foot wide pedestrian pathways constructed using decomposed granite. A double box culvert is proposed where the road crosses a natural watershed channel similar in design to The Quarry development. New retention basins are also proposed to contain water from this new alternative access to serve Parcel 4. The applicant has with this amendment updated the document with text changes that are highlighted in accordance with the time extension approved by the Planning Commission in 1999. 3. Tentative Parcel Map - The applicant proposes three large residential parcels, one open space parcel (211.51 acres) and two lettered lots on approximately 331 acres (Attachment 4). Primary project access is planned via the extension of Jefferson Street (Lot "A"). Public Notice: This case was advertised in the Desert Sun on October 13, 2000. All property owners within 500 feet of the boundaries of the project were mailed a copy of the public hearing notice. pc rpt sp25#1, 44 - Page 3 Public Agency Review: The request was sent out for comments to City Departments and affected public agencies on September 29, 2000. Agency comments received have been made a part of the Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: The private alternative access road along the north boundary of the property shall conform to the alignment diagrams in the Specific Plan document. Findings to approve this request per Sections 9.210.020 (Conditional Use Permit) and 9.240.010 (Specific Plan) of the Zoning Code and Section 13.12.130 of the Subdivision Ordinance 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 Green Environmental Impact Report (EA 94-287, State Clearinghouse #94112047) for Specific Plan 94-025 (Amendment #1), Conditional Use Permit 99-047 and Tentative Parcel Map 28617; and 2. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Conditional Use Permit 99-047, subject to findings and the attached conditions; and 3. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Specific Plan 94-025 (Amendment #1), subject to findings and the attached conditions; and 4. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Tentative Parcel Map 28617, subject to findings and the attached conditions. Attachments: 1 . Approved Specific Plan Map 2. Jefferson Street Alignment Map 3. New Specific Plan Map 4. Parcel Map Reduction 5. Specific Plan Document (Planning Commission only) 6. Map Exhibit (Planning Commission only) 7. Green EIR Addendum (Planning Commission only) 8. Previous EIR documents (Planning Commission only) pc rpt sp25#1, 44 - Page 4 Prepared by: Submitted by: Zia /e�Planner Christine di lorio, Planning Manager pc rpt sp25#1, 44 - Page 5 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF AN ADDENDUM TO ENVIRONMENTAL IMPACT REPORT 94-287 PREPARED FOR SPECIFIC PLAN 94-025 (AMENDMENT #1), CONDITIONAL USE PERMIT 99-047, AND TENTATIVE PARCEL MAP 28617 CASE NO: ENVIRONMENTAL IMPACT REPORT 94-287 AGIOTAGE LIMITED WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of October, 2000, hold a duly noticed Public Hearing to consider an Addendum to the Green Environmental Impact Report (EA 94-287), as prepared for Specific Plan 94-025 (Amendment #1), Conditional Use Permit 99-047, and Tentative Parcel Map 28617; 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 94-287 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 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 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 substantially increase the severity of previously identified impacts. WHEREAS, on June 6, 1995, the La Quinta City Council certified the EIR (State Clearing House No. 94112047) for Specific Plan 94-025 encompassing 331 + acres and allowing 277 single family residential houses bordering open space, hillside areas. WHEREAS, the revised project is a minor technical addition which will include redirecting a street from within Parcel 2 through the northern portion of Parcel AAResoPC EA SPGreen.wpd - 44 Planning Commission Resolution 2000- Environmental Assessment 94-287 (Green) October 24, 2000 3. The private street will be approximately 3,000 lineal feet with a right of way width of 50 feet. However, only 1,600 lineal feet will cross through Parcel 2 where there was previously no disturbance. The purpose for this modification is to gain access to 10 lots in the northwest portion of the Green property. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did recommend 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 were conducted in 1994 for the project, subject to mitigation alternatives. 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, private roads and other related infrastructure improvements 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 94- 287. A:\ResoPC EA SPGreen.wpd - 44 2. That it does hereby recommend certification of the Addendum to Environmental Assessment 94-287 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 241h day of October, 2000, by the following vote: AYES: NOES: ABSTAIN: ABSENT: STEVE ROBBINS, Chairman City of La Quinta, California ATTEST: .TERRY HERMAN, Community Development Director City of La Quinta, California A:\ResoPC EA SPGreen.wpd - 44 ROhi : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:19PH P1 SFC Consultants DRAFT ADDENDUM ENVIRONAl1ENTAL IMPACT REPORT FOR Green Speciric Plan Addendum to the Certified ElR SCH# 94112047 Prepared For. City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact: Ms. Christine Di lorio Prepared By: SFC Consultants 26012 Marguerite Parkway, Suite H424 Mission Viejo, CA 92692 Contact: Ms. Saundra F. Jacobs, REA (949) 348-1233 October 18, 2000 26012 Marguerite Parkway, Suite H424, Mission Viejo, CA 92692 Toll free: (888) 212-1558 Telephone: (949) 348-1233 Fax: (949) 348-1433 Email: sjacobs@sfcconsultants.com 10-20-00 13:00 RECEIVED FROM:714 581 2577 P•01 FROM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:20Pf'i P2 Table of Contents ITEM Introduction Role of the Addendum EIR Decision to prepare an Addendum El, Background protect Descri tion Approved EIR Project Description Addendum Project Description Findings and Facts Land Use Traffic and Circulation Noise Air Quality Water Resources Soils/Geology/Seismic Hydrology Biology Aesthef=/Visual Cultural Resources Recreation Population, Housing and Employment Risk of Upset Public Services and Utilities Regional Location Map Local Vicinity Map Site Plan 2 PAGE 3 3 n 4 4 4 6 6 6 7 8 9 9 9 10 13 13 13 14 14 15 16 17 18 10-20-00 13:00 RECEIVED FROM:714 581 2577 P.02 RON : SFC CONSULTANTS PHONE NO. : 714 5e1 2577 Oct. 20 2000 12:27PH P1 Section 15164(c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. Section 15146fd) The decision -making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. Section 15164(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Decision to prepare an Addendum EIR (Section 15164(e)) Pursuant to Section 15162, a brief explanation of the decision not to prepare a subsequent EIR has been included in this Addendum EIR for inclusion with the C4's findings on the project. Section 15162{a)(1) — Substantial changes are not proposed and will not require major revisions to the previous EIR. The modification to Parcel 3 of the Green Specific Plan is a minor technical addition, as described by CEQA Section 15161(a)(1), which will include redirecting a private street from within Parcel 2, through the northern portion of Parcel 3, The purpose for this modification is to gain access to ten lots in the northwest portion of the Green property (Parcel 4). The Pacts and Findings outlined in this Addendum EIR are based cn review of the previously approved Draft EIR and Technical Appendices, and Volumes I and 11 of the Final EIR. Volume I of the Final EIR contains the Comments and Response to Comments on the Draft EIR after public circulation. Volume 11 of the Final EIR contains the Mitigation Monitoring Program. No significant new environmental impacts, not previously addressed, are anticipated. Previous reports are applicable to the Green Specific Plan, as proposed to be revised. The previously approved Mitigation Monitoring Program remains applicable and enforceable. Background The Travertine and Green Specific Plans were both certified as adequate by the La Quinta City Council on June 6, 1995. The Green Specific Plan development provides design guidelines and development standards for 277 housing units on approximately 331 acres. Approximately 231 acres are above the toe of slope and have been reserved as open space. Access to ten lots in the northwest portion of the Green Property was originally proposed as an extension from The Quarry residential and golf course development to the north of the site. Subsequent to approval in 1995, access from The Quarry has been changed to the proposed private street_ 1®-2®-®® 13:08 RECEIVED FROM:714 581 2577 P.91 ROM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:28P`I P2 The Keith Companies (TKC) previously prepared the Draft and Final EIRs for the Travertine and Green Specific Plans in March 1995. The Draft and Final EIR studied the impacts associated with development of the Green and Travertine properties. Mitigation measures were outlined within a Mitigation Monitoring Program with regard to mitigating impacts to less than significant levels. In some cases, mitigation measures only mitigated impacts to the extent feasible. These impacts were approved by the La Quinta City Council with overriding considerations. The private street addition neither adds to existing impacts nor requires additional mitigation measures, which may necessitate re -circulation of the document. Protect Descri Lion Approved Green Specific Plan EIR Project description The Green Specific Plan project description included design guidelines and development standards for 277 housing units on approximately 331 acres. Approximately 231 acres are above the toe of slope and have been reserved as open space. The gross project density would be less than 1 unit per acre. The three product types approved for the Green Specific Plan are as follows: 1) Cove lots (medium density) with a minimum 8,000 square foot lot size, are located on the eastern portion of the site; 2) Estate lots (low density) and Cove lots on 10,000 square foot minimum lots, with a buffer on the open space areas on the west; and 3) Custom lots (very low density) located at the northwestern corner of the project site adjacent to The Quarry development, which consists of 30,000 square foot lots. Project access would be provided via three entry points off of the proposed Jefferson Street alignment. Access to the ten custom lots in the northwest portion of the Green Property was originally proposed as an extension from The Quarry residential and golf course development to the north of the site. Subsequent to approval in 1995, and as discussed below in the Addendum Project Description, access from The Quarry has been changed to the proposed private street. Addendum Project Description: The project proponent proposes a modification to the Green Specific Plan by redirecting a private street from within Parcel 2 of the Green property in order to gain access to ten lots in the northwest portion of the site (Parcel 4), As noted above, original access to the ten lots was proposed from the north via The Quarry. The private street is proposed to be extended westerly from the northern most of three potential entry points along Jefferson within the Green property. The private street is proposed to be approximately 3,000 lineal feet from Jefferson to the boundary of the ten lots with a Fight -of -way width of 50-feet. However, only 1,600 lineal feet will cross through Parcel 3 were there was previously no disturbance proposed. Therefore, a total of 1.8 acres of land, out of the 211.51 acres within Parcel 3, will be disturbed. The access point from Jefferson for this private street will likely be from the northeast corner of the Green property. A secondary emergency access point will be required by the City through The Quarry development. 1®-2®-®® 13:69 RECEIVED FROM:714 581 2577 P•02 PON : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:2y1`1.1 F' Finding and Facts The Travertine and Green Specific Plan EIR identified significant or potentially significant environmental effects associated with the project covered in Section III of the EIR. The findings, and facts supporting the findings, are required by Section 21081 of the California Environmental Quality Act (CEQA) and Section 15091 of the State CEQA Guidelines. The ;`acts and Findings previously approved in the EIR are still applicable and enforceable. ➢ Land Use. The current zoning for the Green property consists of the following: LDR-Law Density Residential. This zoning is based on Specific Plar. 94-025 approved by the City of La Quinta City Council in 1995. Findings The imposition and enforcement of the conditions and mitigation measures resolve inconsistencies within existing City General Plan and zoning map designations. The proposed private street will not require the conversion of any portion of previously approved open space areas within the Green property. Emergency access to the ten custom lots would be improved by the proposed Addendum Project, No significant, short-term, or long-term negative impacts are anticipated. No cumulative negative impacts are anticipated. Facts The City Council has based its findings upon the projec;Vs Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts; a. The proposed private street will not require the conversion of any portion of the previously approved open space areas within the Green property. A Traffic and Circulation: A Traffic Impact Study was prepared by Endo Engineering in October 1994 for the Travertine and Green Specific Plan EIR. The Traffic impact Study provided the basis for the mitigation outlined in the Certified EIR. Jefferson Street is not currently constructed and is proposed for improvement as part of the developments for both Travertine and Green properties. The Green Specific Plan provides three possible access points from Jefferson Street. No tentative maps or street alignments have been approved by the City for the Green property. The current Addendum EIR proposed for this private street extension would utilize one of the three access points (northerly most). Access to the ten custom lots in the northwest portion of the Green property was originally proposed as an extension from The Quarry residential and golf course 1®-20-00 13:09 RECEIVED FROM:714 581 2577 P.®3 ROM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:29PH P4 development to the north of the site. Subsequent to approval in 1995, access from The Quarry has been changed to the proposed private street. Findings The capacity of a typical two-lane road is 10,000 to 12,000 vehicle trips per day. The ten lots within the Green property will generate approximately 150 trips per day. No additional traffic impacts will be generated with the extension of the private street. The private street addition will require an amendment to the Circulation Plan within the Green Specific Plan, and as such, a Conditional Use Permit is required to allow the private street within the hillside per Zoning Code Section 9.1.40.040, and parcel map for the subdivision of property. Access to the ten custom lots would be improved by the proposed Addendum Project. A secondary emergency access point will be required by the City though The Quarry development. No significant, short-term, or long-term negative impacts are anticipated. No cumulative negative impacts are anticipated. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional traffic impact not already addressed in the Green Specific Plan EIR. Noise: A Noise Impact Study was prepared by Endo Engineering in November 1994 for the Travertine and Green Specific Plan EIR, The Noise impact Study provided the basis for the mitigation outlined in the Certified EIR. Findings Within the Draft and Final EIR, the ten lots were originally proposed to gain access from The Quarry development to the north. The noise formerly associated with traffic within The Quarry will be transferred to the new proposed access road. No additional noise impacts will be generated with the extension of the road. As noted above in the Traffic section, the ten lots within the Green property will generate approximately 150 trips per day. These 150 vehicle trips will not increase the noise levels not already discussed in the Travertine and Green Specific Plan Draft and Final EIR. 10-20-00 13:10 RECEIVED FROM:714 581 2577 P-04 PON : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:EOPH P:� Noise related to construction of the road will be required to abide by the mitigation measures approved within the Certified EIR. Facts The City Council has based its findings upon the projects Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimory and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional noise impacts not already addressed in the Green Specific Plan EIR. y Air Quality. An Air Quality Impact S'udy was prepared by Endo Engineering in November 1994 for the Travertine and Green Specific Plan EIR. The Air Quality Impact Study provided the basis for the mitigation outlined in the Certified EIR. Findings The air quality impacts associated with traffic from the ten lots was originally discussed and mitigated to the extent feasible within the Traverkine and Green Specific Plan Draft and Final EIR. Significant short-term impacts to air quality will result with implementation of the Green Specific Plan. However, no additional air quality impacts will be generated with the extension of the road. Air Quality impacts related to construction of the road will be required to abide by the mitigation measures approved within the Final EIR. Facts The City Council has based its findings upon the projecfs Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The Greer Specific Plan will result in significant short-term impacts to air quality (as identified in the Certified EIR). b. Overriding considerations were approved by the City Council for impacts within the Green Specific Plan that remained significant after mitigation_ c. The proposed private street will not generate additional air quality impacts not already addressed in the Green Specific Plan EIR. 10-20-S& 13:1® RECEIVED FROM:714 581 2577 P.95 -ROM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12: �MPH P6 ;, Water Resources: Findings Construction of the private road to the ten approved custom lots will not increase the water supply/demand or sewer needs discussed in the Certified EIR. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional waterisewer issues not already addressed in the Green Specific Plan EIR. �, soiis/Geology1selsmic: Findings The private road extension would be constructed within Carsitas Gravelly Sand and would not result in significant impacts from a soils and geology standpoint. In addition, the Green property, including the proposed private street right-of-way, are not located on designated prime agricultural soils, nor are they within the Coachella Valley Blowsand region. Therefore, with implementation of the existing mitigation measures from the Certified FIR, impacts associated with soil, geology and seismicity on the private road would be less than significant. No additional soil, geology or seismic impacts will be generated with the extension of the road. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional soil, geology or seismic impacts not already addressed in the Green Specific Plan EIR. ➢ Hydrology: A stormwater analysis was prepared by Mainiero, Smith and Associates, Inc. August 29, 2000, and was performed for the proposed private street extension using the Riverside County Flood Control/AES unit-hydrograph program. A summary of the stormwater analysis has been provided below. The report in its entirety is available at the City of La Quinta Public Works Department. 9 10-20-00 13:11 RECEIVED FROM:714 581 2577 P.06 RON : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 210 2000 12:�1PH PT Findings Surface drainage under the proposed private street flows from two watershed areas. One watershed is approximately 320 acres in size, and the second is approximately 125 acres. These two watershed areas would result in a combined 100-year (Q100) stormwater flow of approximately 522 cubic feet per second (efs). in order to contain 522 cfs during a 100- year storm event, a culvert at the road drainage crossing would be required. The stormwater analysis indicates that a double box culvert, 5 feet wide by 5 feet deep (each barrel) would allow the lower flows to pass under the proposed road. The full capacity of the double box culvert would be in excess of 1000 cfs without any debris. The imposition and enforcement of this condition and mitigation measure will substantially reduce the significant, or potentially significant effects of the project on hydrology. Therefore, project impacts will be reduced to a level of insignificance. Existing local hydrology and hydraulics would be marginally affected and improved by the proposed project. No significant, short-term, or long-term negative impacts are anticipated. No cumulative negative impacts are anticipated. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed improvements will help alleviate potential ttwashout" of the new private road. Biology. A biological assessment was conducted for the Green property by Thomas Olsen Associates in June 1994. The biological assessment provided the basis for the mitigation outlined in the Certified EIR. Findings f The imposifion and enforcement of the conditions and mitigation measures within the Draft and Final EIR attempt to mitigate biologically related impacts to less than significant levels. However, the loss of natural habitat, prescribed sensitive animal species habitats (including the prairie falcon, blacictailed gnatcatcher, loggerhead shrike, desert tortoise, the Palm Springs Round -tailed Ground Squirrel and sensitive bat species habitat's), and the loss of sensitive plants species remained significant after mitigation. Cumulative impacts to the Sonoran Creosote Bush Scrub, desert dry woodland plant and animal communities remained significant and unavoidable after mitigation. 10 10-20-00 13:11 RECEIVED FROM:714 581 2577 P.07 -PON :'SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:--1PH P: In order to mitigate impacts to the extent feasible for the taking of sensitive plant species and the incremental loss of plant and animal communities with the Coachella Valley, the following mitigation measure concerning the Multi -species Habitat Conservation Plan (MSHCP) was required within the Final EIR for the Travertine and Green Specific Plans. One purpose of an area -wide multi -species habitat conservation plan was to provide a vehicle for property owners to mitigate for the loss of otherwise irreplaceable biological resources. Mitigation Measure 3.8.1 states that: The City of La Quints shall ensure, as proposed by the Coachella Valley Association of Governments, that mitigation/compensation funds shall be made available to the Coachella Valley multi species planning process prior to any habitat impacting activities (grading permit), due to this project. Such funds should be calculated on the basis of acreage of habitat disturbed, pursuant to a formula for fees which is equitably and uniformly applied throughout the Coachella Valley. The method of verification within the Monitoring Program for this mitigation measure is Plan Review" by the Community Development Department. The Final EIR also goes on to state that the City may choose to become the trustee of fund contributed to CVAG until such time as the MSHCP is adopted. ✓ The biological studies prepared for the Green Specific Plan did not find desert tortoise or Palm Springs Round -tailed Ground Squirrel habitat and therefore no mitigation was required for this species. ✓ Since certification of the Draft and Final EIR for the Green Specific Plan, a draft designation of both Essential and Critical Habitat for the Peninsular bighorn sheep has been established by the US Fish and Wildlife Service. The Final EIR for the Travertine and Green Specific Plans requires the following mitigation measure in order to mitigate impacts to the bighorn sheep. Although this mitigation measure was developed particularly for the Travertine Specific Plan, elements of the measure are still applicable to the Green Specific Plan. Mitigation Measure 3.8.3 states that: The applicant shall ensure that a habitat management plan HMP for the bighorn sheep is prepared by a biologist, reviewed by the Department of Fish and Gama, and implemented prior to issuance of grading permits. Elements of the management plant shall include the following measures. These measures will be required even if the preparation of the MMP is stalled or prevented from being adopted. See the Travertine and Green Specific Plans Mitigation Monitoring and Reporting Program Checklist for the specific measures. 11 10-20-00 13:12 RECEIVED FROM:714 581 2577 P•08 ROM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:12PH P'7+ The method e verification within the Monitoring Program for this mitigation measure is "Approval from California Department of Fish and Game." ✓ Since certification of the Draft and Final EIR for the Green Specific Plan, the U.S. Army Corps of Engineers have published new Nationwide Permits (NWP) criteria. The maximum impact allowed for most NWP's is 'lz acre and formal ALOE notification is required where impacts exceed 1110 acre. In addition, NWP 14 (road crossings) will be limited to a maximum of 200 linear feet of all waters of the U.S. The access road will require a box culvert for storm drainage of approximately 10 feet in width. According to engineering calculations provided by the project engineer, approximately 0.10 acres of would be impacted. The same drainage was crossed within The Quarry project to the north of the site. if blueline streams are located on the subject property and are subsequently impacted by construction of the private street, the mitigation measures outlined in the Certified EIR will mitigate �mpacts to less than significant levels. No new impacts are anticipated and no new mitigation measures are recommended. In addition, the proposed private street will not require the conversion of any portion of previously approved open space areas within the Green property. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. Overriding considerations were approved by the City Council for impacts within the Green Specific Plan that remained significant after mitigation. b. Mitigation measures outlined in the Certified EIR for the Green Specific Plan will be required for implementation of this Addendum EIR. c. No new impacts not already addressed in the Certified EIR, would result with implementation of this Addendum EIR. d. The proposed private street will not require the conversion of any portion of the previously approved open space areas within the Green property. 12 10-20-00 13:12 RECEIVED FROM:714 581 2577 P-09 RUM : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:=PH PIO y AestheticsNisual: Findings The aesthetic impacts associated with ten lots was originally discussed and mitigated within the Travertine and Green Specific Plan Draft and Final EIR. No additional aesthetic impacts will be generated with the extension of the private street Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional aesthetic impacts not already addressed in the Green Specific Plan EIR. Cultural Resources: A Cultural Resources Survey was conducted for the Green property by Dr. Paul Chace, Director of Cultural Resources with The Keith Companies in July 1994. Findings The Cultural Resources analysis prepared by Dr. Paul Chase for the Green Specific Plan property found no cultural resources, Dr. Chase confirmed for SFC that the original analysis encompassed the proposed road extension therefore, implementation of the proposed private street would not impact any new cultural resources. No new studies are required. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate additional cultural impacts not already addressed in the Green Specific Plan EIR. Y Recreation: Findings Construction of the proposed private street would not result in the need for additional park and recreational facilities within the Green Specific Plan area. 13 10-20-00 13:13 RECEIVED FROM:714 581 2577 P•10 PON : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:3SPh1 F111 Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate the need for additional parks or recreational facilities within the Green Specific Plan EIR. ? Population, Housing and Employment. Findings No mitigations were originally proposed for this issue within the Green Specific Plan EIR. However, project specific and cumulative population, housing and employment impacts were considered significant and growth inducing within the certified EIR. The addition of the private street will not increase the number of units previously approved in the certified EIR. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. Overriding considerations were approved by the City Council for growth inducing impacts within the Green Specific Plan that remained significant after mitigation. b. The proposed private street will not generate the need for additional mitigation measures within the Green Specific Plan EIR. ', Risk of Upset: Findings No impacts were anticipated on the Green Specific Plan property related to the risk of upset. Facts The City Council has based its findings upon the project's Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: 14 1®-20-S& 13:13 RECEIVED FROM:714 531 2577 P-11 ROP1 : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12. JJP1.1 P1_ a. The proposed private street will not create a new risk of upset within the Green Specific Plan EIR. r Public Services and Utilities: Findings Law enforcement, fire protection, medical and transit services will benefit from construction of the proposed private street. Schools, electricity, gas, telephone, cable service, solid waste issues will not be impacted by construction of the private street. Emergency access to the ten custom lots would be improved by the proposed Addendum Project_ No significant, short-term, or long-term negative impacts are anticipated. No cumulative negative impacts are anticipated. Facts The City Council has based its findings upon the projects Final EIR, previous written public comments, previous written responses to comments and all previous oral and written testimony and other evidence presented at the public hearings on this project and particularly the following facts: a. The proposed private street will not generate the need for additional public services and utilities not already addressed in the Green Specific Plan EIR. ITI 10-20-09 13:14 RECEIVED FROM:714 581 2577 p.12 I SFC consultaftq ROH : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12:35PP1 P14 IVut [u ok..aic Proposed .Access Road Locationit North LOCAL VICINITY MAP 17 1®-2®-00 13:16 RECEIVED FROM:714 581 2577 P•14 ?OFl : SFC CONSULTANTS PHONE NO. : 714 581 2577 Oct. 20 2000 12: S6PFI P15 P.15 1®-20-0® 13:17 RECEIVED FROM:714 581 2577 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A 3,000 LINEAL FOOT PRIVATE ROAD OF WHICH 1,600 LINEAL FEET WILL BE WITHIN THE HILLSIDE THAT EXCEEDS 20 PERCENT CASE NO.: CONDITIONAL USE PERMIT 99-047 APPLICANT: AGIOTAGE LTD. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 241" day of October, 2000, hold a duly noticed Public Hearing to consider the request of Agiotage Limited, for approval of a Conditional Use Permit to allow construction of a portion of a private road within hillside areas with a slope over 20 percent, located approximately %2 mile south of Avenue 58 on the east and west sides of future Jefferson Street, more particularly described as: APN: 761-030-001 WHEREAS, said Conditional Use Permit 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 94-287 pursuant to CEQA Guidelines 15164. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent EIR pursuant to Public Resources Code Section 21 166; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending to the City Council approval of said Conditional Use Permit pursuant to Section 9.210.020: A. Consistency with the General Plan/Zoning Ordinance Residential development planned by Specific Plan 94-025 (Green) is consistent with the General Plan Land Use Element. The portion of the proposed road into hillside areas of SP 94-025 is necessary to provide access within the Specific Plan boundaries (i.e., 10 custom lot) rather than taking access from within the Quarry development. The design width of A:\ResoPC CUP47green.wpd, 44 greg - Page 1 Planning Commission Resolution 2000- Conditional Use Permit 99-047 Agiotage LTD. October 24, 2000 the road at 28 feet is a small as possible to limit hillside grading activities and sloped less than a 15% gradient in compliance with Section 9.140.040 (H.C. Hillside Conservation) of the Zoning Ordinance. This project has been designed to be consistent with the provisions of the Zoning Code and applicable Specific Plan or will be conditioned to be so in areas of design development standards, etc. B. Compliance with CEQA The Green Specific Plan EIR identified significant or potentially significant environmental effect associated with the project covered in Section III of the EIR. The findings, and facts supporting the findings, are required by Section 21081 of the California Environmental Quality Act and Section 15091 of the State CEQA Guidelines. The Facts and Findings previously approved in the EIR are still applicable and enforceable. Substantial changes are not proposed by development of the road. Therefore, no major revisions to the previous EIR are proposed. C. Surrounding Land Uses The site design of the project is appropriate for the intended uses pursuant Specific Plan 94-025 and compatible with surrounding development. 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 the 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 94-287 pursuant to CEQA Guidelines 15164. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent EIR pursuant to Public Resources Code Section 21 166; and A:\ResoPC CUP47green.wpd, 44 greg - Page 2 Planning Commission Resolution 2000- Conditional Use Permit 99-047 Agiotage LTD. October 24, 2000 3. That it does hereby recommend approval to the City Council approval of Conditional Use Permit 99-047 for the reasons set forth in this Resolution and 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 24" day of October, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: STEVE ROBBINS, Chairman City of La Quinta, California ATTEST: .BERRY HERMAN, Community Development Director City of La Quinta, California A:\ResoPC CUP47green.wpd, 44 greg - Page 3 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 99-047 - AGIOTAGE LIMITED OCTOBER 24, 2000 GENERAL The use of this site shall be in conformance with the approved exhibits contained in Specific Plan 94-025 (Amendment #1), unless otherwise amended by the following conditions. 2. 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 in its sole discretion. Cond CUP 47 Green 44-greg, Page 1 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 #1 TO SPECIFIC PLAN 94-025 (GREEN) CASE NO.: SPECIFIC PLAN 94-025, AMENDMENT #1 APPLICANT: AGIOTAGE LIMITED WHEREAS, the Planning Commission of the City of La Quinta did on the 24" day of October, 2000, hold duly a noticed Public Hearing to consider the request of Agiotage Limited for approval of Amendment #1 to Specific Plan 94-025 to allow a private road along the north side of the Plan's boundary to serve ten single family houses in Parcel 4 of Tentative Parcel Map 28617 for property located on the east and west sides of future Jefferson Street, approximately 'h mile south of Avenue 58, more particulary described as: Portion of the South %Z of Section 29, T6S, R7E, SBBM (APN: 761-030-001) 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 94-287 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 June 6, 1995, the La Quinta City Council certified the EIR for Specific Plan 94-025 (Resolution 95-36) as adequate and complete, adopted "Statements of Overriding Considerations," and adopted "CEQA Findings and Statements of Facts"; and WHEREAS, the Planning Commission did, on the 131h day of April, 1999, hold a duly noticed Public Hearing on SP 94-025 (1" Time Extension), and by a vote of 5-0, adopted Resolution 99-026 approving a first time extension and text changes to the Plan; and 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: A:\ResoPC SP25#1 green.wpd - 43gt - Page 1 Planning Commission Resolution 2000 Specific Plan 94-025, Amendment #1 October 24, 2000 A. Consistency with the General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the residential uses are proposed for Low Density Residential areas and open spaces will be preserved excluding development of a new road to serve ten custom lots. The roadway width has been kept to a minimum to reduce damage to the affected hillside areas. 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 is 277. B. Public Welfare 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 land uses consistent with the City's General Plan. Any development within hillside areas shall comply with Section 9.140.040 of the Zoning Ordinance which requires specific engineering studies and limits the roadway grade to 15%. Development of the roadway will require additional environmental studies as required by the EIR for Specific Plan 94-025. C. Land Use Compatibility 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. This Amendment guarantees a low density development oriented around hillside open space. Any development within hillside areas shall comply with Section 9.140.040 of the Zoning Ordinance which requires specific engineering studies and limits the roadway grade to 15%. Development of the roadway will require additional environmental studies as required by the EIR for Specific Plan 94-025. D. Property Suitability The Specific Plan Amendment will not create conditions materially detrimental to the public general welfare in the proposed road extension is compatible with existing land uses. A:\ResoPC SP25#1 green.wpd - 43gt - Page 2 Planning Commission Resolution 2000- Specific Plan 94-025, Amendment #1 October 24, 2000 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California as follows: That the above recitations are true and 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 Green Environmental Impact Report (EA 94-287; State Clearinghouse No. 94112047) 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 24th day of October, 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 SP25#1 green.wpd - 43gt - Page 3 PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 94-025, AMENDMENT #1 - AGIOTAGE LIMITED OCTOBER 24, 2000 GENERAL 1. Specific Plan 94-025 (Amendment #1) shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. The development shall comply with Exhibit "A" of Specific Plan 94-025 (Amendment #1) and those exhibits contained in the Final EIR and Addendum and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 3. The approved Specific Plan text on file with the Community Development Department shall be revised to incorporate the following conditions. Four copies of the final document shall be submitted after final approval by the City Council with an additional copy being unbound. 4. All residences/dwellings are required to have illuminated building address numbers per the La Quinta Municipal Code. LANDSCAPING 5. Seventy -percent of the trees planted in the parkway shall be specimen trees (e.g., 24"- and 36"-boxes) having a minimum caliper size of 1.5- to 2.0-inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container. 6. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 7. Desert or native plant species and drought resistant planting materials shall be required for at least 90% of common planting areas. Provisions shall also be A:XondSP 25 GrAmen#l.wpd - 44 greg Page I of 4 Conditions of Approval Specific Plan 94-025, Amendment #1 October 24, 2000 made for planting materials which provide forage and nesting areas for nearby wildlife. No building permits shall be issued for Parcel 4 houses until landscaping improvements are installed along the private hillside road. FIRE DEPARTMENT 8. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 9. The level of service required for this project shall be aligned with the criteria for Catalog II -Urban as outlined in the Fire Protection Master Plan and as follows: A. Fire station located within three miles. B. Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. PROPOSED TEXT DOCUMENT CHANGES 10. Add to Page 22 (Circulation Section) - 1. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. 58th Avenue, Jefferson Street and 62nd Avenue in accordance with the Jefferson Street Alignment Plan. Development of Phases II and III, as defined in the "Phasing Plan" diagram of this specific plan, shall not begin until at least two lanes of the realigned streets have been installed from 58th Avenue to the south line of Section 29. 2, Jefferson Street (adjacent to this development) - AACondSP 25 GrAmen#l.wpd • 44 greg Page 2 of 4 Conditions of Approval Specific Plan 94-025, Amendment #1 October 24, 2000 a. Improvement section as determined by the Jefferson Street Alignment Plan. If the City finds it necessary to revise or abandon the Jefferson Street specific alignment contemplated at the time of approval of this specific plan, the applicant shall revise this specific plan as required by the City to fully address revised access routing. b. Construct 76-foot improvement (travel width, excluding curbs) plus 6-foot sidewalk on east side of street and 10- foot multi -use trail on west side of street (design to be approved by City). B. PRIVATE STREETS AND CUL DE SAC 1. Residential - Street widths shall comply with the requirements of the Circulation Element (Table CIR-2) of the General Plan. 2. Collector (>_300 homes or 3,000 vehicles per day) - 40-feet wide. 3. Access street to Parcel 4. Two -Way Traffic: construct 28-foot wide full -width improvements (measured from curb face to curb face) within the 29-foot right of way. 2. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan, subject to review by the Planning Commission and City Council during review of the subdivision map applications. Provide a secondary (emergency) access entry (20-foot wide) from Parcel 4 through the Quarry. 3. "The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other arrangement acceptable to the City for maintenance of retention basins, common areas, Open Space lettered lots, and perimeter walls and landscaping." 1 1. Modify Page 17 (First paragraph, Last sentence) as follows: "Ten custom lots are proposed in the northwestern corner of the site, and will gain emergency access through The Quarry and primary access from Jefferson Street via a 28- foot wide private road (curb to curb) pursuant to the design standards of Tentative Parcel Map 28617 and Conditional Use Permit 99-047. AACondSP 25 GrAmen#l.wpd • 44 grog Page 3 of 4 Conditions of Approval Specific Plan 94-025, Amendment #1 October 24, 2000 12. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedication required by this development include: A. Jefferson Street - Full width right of way pursuant to the Jefferson Street Alignment Plan made part of/or adopted with General Plan Amdenemtn 95-048 B. PRIVATE STREETS Residential: 29-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. 13. The applicant shall create a 10-foot wide Multi -Purpose Easement within the required 20-foot landscape easement on the west side of Jefferson Street. MCondSP 25 GrAmen#l.wpd - 44 grog Page 4 of 4 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 APPROXIMATELY 331 ACRES INTO FOUR LOTS AND OTHER STREET LOTS LOCATED ON THE EAST AND WEST SIDES OF FUTURE JEFFERSON STREET, APPROXIMATELY 'h MILE SOUTH OF AVENUE 58 CASE NO.: TENTATIVE PARCEL MAP 28617 APPLICANT: AGIOTAGE LIMITED WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 241" day of October, 2000, hold a duly noticed Public Hearing to subdivide 331 acres into four lots and other lettered lots (Lots "A" and "B") in Specific Plan 94- 025 generally located on the east and west sides of future Jefferson Street, approximately % miles south of Avenue 58, more particularly described as: Portion of the South '/2 of Section 29, T6S, R7E, SBBM (APN: 761-030-001) WHEREAS, said Parcel 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 recommending approval to the City Council of said Tentative Parcel Map 28617 pursuant to Section 13.12.130 of the Subdivision Ordinance: Finding Number 1 - Proposed Map Consistency with the General Plan and Specific Plan 94-025 (Amendment #1) The proposed parcel map is consistent with the City's General Plan Low Density Residential and Open Space land use designations pursuant to Specific Plan 94- 025 (Amendment #1). Road development in hillside areas shall be consistent with the provisions of Section 9.140.040 of the Zoning Code, and the environmental impact mitigation measures of the Green Specific Plan. AARESOpc TPM 28617 Green.wpd, 44, Page 1 The proposed Tentative Parcel Map is consistent with the City's General Plan with the implementation of Conditions of Approval to provide streets and adequate stormwater drainage via retention basins, culverts, etc. Finding Number 2 - Consistency of Design and Improvements with the General Plan and Specific Plan 94-025 (Amendment #1) The design and improvements of the proposed subdivision are consistent with the City's General Plan and Specific Plan 94-025. Implementation of the recommended conditions of approval ensures proper street widths and road design standards are met. Finding Number 8 - Consistency with the California Environmental Quality Act The Green Specific Plan EIR identified significant or potentially significant environmental effect associated with the project covered in Section III of the EIR. The findings, and facts supporting the findings, are required by Section 21081 of the California Environmental Quality Act and Section 15091 of the State CEQA Guidelines. The Facts and Findings previously approved in the EIR are still applicable and enforceable. Substantial changes are not proposed by development of the road. Therefore, no major revisions to the previous EIR are proposed. Finding Number 4 - 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 5 - 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 94-025 (Amendment #1) in which no significant health or safety impacts were identified for the proposed project. Finding Number 6 - Suitability of Site The design of the subdivision, or the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably injure fish or wildlife, or their habitat, in that SP 94-025 (Amendment #1) prepared for Parcel Map 28617 did not identify any significant impacts for this issue. AARESOpc TPM 28617 Green.wpd, 44, Page 2 Planning Commission Resolution 2000- Conditional Use Permit 99-047 Agiotage LTD. October 24, 2000 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby require compliance with Specific Plan 94-025 (Amendment # 1); and 3. The La Quinta Community Development Department has completed an Addendum to the previously certified Green Environmental Impact Report (EA 94-287; State Clearinghouse No. 94112047) 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 Parcel Map 28617 to the City Council for the reasons set forth in this Resolution and 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 24th day of October, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: STEVE ROBBINS, Chairman City of La Quinta, California A:\RESOpc TPM 28617 Green.wpd, 44, Page 3 Planning Commission Resolution 2000- Conditional Use Permit 99-047 Agiotage LTD. October 24, 2000 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California A:\RESOpc TPM 28617 Green.wpd, 44, Page 4 PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 28617- AGIOTAGE LIMITED OCTOBER 24, 2000 GENERAL 1. Specific Plan 94-025 (Amendment #1) shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. The development shall comply with Exhibit "A" of Specific Plan 94-025 (Amendment #1) and those exhibits contained in the Final EIR and Addendum and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 3. If the applicant desires to phase improvements and obligations required by the Conditions of Approval, phasing plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The phasing plans are not approved until they are signed by the City Engineer. The applicant shall complete required improvements and satisfy obligations in the order of the approved phasing plan. Improvements and obligations required of each phase shall be complete and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a sub -phasing plan is approved by the City Engineer. 4. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: * Fire Marshal * Public Works Department (Grading Permit, Improvement Permit) * Community Development Department * Riverside County Environmental Health Department * Desert Sands and Coachella Valley Unified School Districts * Coachella Valley Water District (CVWD) * Imperial Irrigation District (IID) * Verizon * California Regional Water Quality Control Board (NPDES Permit) * Time Warner * Sunline Transit 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 approvals and signatures on the plans. A:TCResoTPM28617C0AGreen.wpd - 44 A'reLr Paee 1 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 Evidence of permits or clearances from the above jurisdictions shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. ENVIRONMENTAL 5. The Specific Plan Draft and Final EIR and Addendum shall be used in the review of all project proposals in the Specific Plan 94-025 area. Said mitigation measures are hereby incorporated into these conditions by reference. 6. Prior to issuance of the final map the applicant shall make the following lot designations: A. The "Open Space" portions of Parcels 1 and 2 shall be designated as separate lettered "Open Space" lots "C" and "D"; B. Parcel 3 as shown on the Tentative Map shall be designated as lettered "Open Space" lot "E"; C. The private street providing access to Parcel 4 shall be designated as lettered lot "B"; D. Parcel 2 shall show a 29-foot wide access easement extending from Jefferson Street to the private street providing access to Parcel 4. E. The area northerly of the private street providing access to Parcel 4 shall be designated as a separate lettered "Open Space" lot "F". 7. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. 8. The applicant shall dedicate an easement or reserve unto themselves, their successors, and assigns an undevelopable natural open space easement over lettered lots "C" through "F" (designated as "Open Space" lots on the Final Map) for preservation of natural open space in perpetuity. 9 This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) ,UPCResoTPM28617C0AGreen.wpd - 44 grog Page 2 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 PROPERTY RIGHTS 10. All easements, rights -of -way and other property rights necessary to facilitate the ultimate use of the subdivision and functioning of improvements shall be dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of a Certificate of Compliance for waiver of a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City for access to and maintenance, construction, and reconstruction of all required improvements which are located on privately -held lots or parcels. 1 1. If the applicant proposes vacation or abandonment of any existing rights -of -way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide to those properties alternate rights -of -way or access easements on alignments approved by the City Council. 12. The applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedication required of this development include: A. Jefferson Street - Full -width right-of-way pursuant to the Jefferson Street Alignment Plan made part of/or adopted with General Plan Amendment 95-048. PRIVATE STREETS A. Residential: 29-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. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. The applicant shall dedicate street rights -of -way prior to required approvals of any proposed subdivision or improvements to land within the specific plan boundaries. A:1PCResoTPM28617C0AGreen.wpd - 44 greg Page 3 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 If the City Engineer determines that public 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, then developer shall grant temporary public access easements to those areas within 60-days of written request by the City. 13. The applicant shall dedicate 10-foot wide public utility easements contiguous with and along both sides of all private streets. 14. 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): Jefferson Street - 20 feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where sidewalks, bike paths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 15. The applicant shall vacate vehicle access rights to Jefferson Street from lots abutting the street. Access to the development from Jefferson Street shall be restricted to that shown on the "Circulation" diagram in the specific plan. 16. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this specific plan 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. IMPROVEMENT AGREEMENT 18. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured agreement to construct improvements and/or satisfy obligations required by the City for any tentative tract or parcel map or approved phase of development prior to approval of the map or phase or issuance of a certificate of compliance in -lieu of a final map. k1PCResoTPM28617C0AGreen.wpd - 44 greg Page 4 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 19. If improvements are secured, the applicant shall provide approved estimates of the improvement costs. The estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not contained in the City's schedule of costs, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 20. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements (i.e., streets) and development -wide improvements (i.e., perimeter walls, common area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the engineer. IMPROVEMENT PLANS 21. Improvement plans submitted to the City for plan checking shall be submitted on 24" X 36" media in the categories of "Rough Grading", "Precise Grading", "Streets and Drainage", and "Landscaping". All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, parking lots, and water and sewer plans. Combined plans including water and sewer improvements shall have an additional signature block for the CVWD. The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscaping improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above, shall be in formats approved by the City Engineer. 22. The City may maintain digitized standard plans for elements of construction. For a fee established by City resolution, the developer may acquire the standard plan computer files or standard plan sheets prepared by the City. A-1PCResoTPM28617C0AGreen.wpd . 44 grog Page 5 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 When final plans are approved by the City, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable to the City Engineer. GRADING 23. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 24. The applicant shall comply with the City's Flood Protection Ordinance. 25. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 26. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 27. Grading plans adjacent to General Plan designated open space areas shall comply with the requirements of Sections 9.110.070 (Hillside Conservation Overlay District) and 9.140.040 (Hillside Conservation Regulations) of the Zoning Ordinance. 28. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 29. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad AAPCResoTPM28617C0AGreen.wpd . 44 grog Page 6 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by development phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 30. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained on site (rather than detained and released as proposed in the specific plan document). The tributary drainage area for which the developer is responsible shall extend to the centerline of adjacent public streets. 31. 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 2.5 acres in size or larger or where the use of common retention is determined by the City Engineer to be impractical. 32. If individual lot retention is approved, the following conditions shall apply: A. Each private lot proposed for on -site retention shall be designed to receive and safely convey stormwater in excess of retention capacity, including inflow from adjacent properties. Front yards shall drain to the street unless constrained by the overall lay of the land. Basin capacity calculations and grading plans for each lot shall consider previously - approved grading plans for adjacent properties and shall be submitted, with copies of the previously approved adjacent lot plans, to the City Engineer for plan checking and approval. B. Prior to or concurrently with recordation of the final subdivision map, a homeowner's association or lot owner's association (HOA) shall be legally established and Covenants, Conditions and Restriction (CC & Rs) recorded. The CC & Rs shall stipulate the requirement for design, construction and maintenance of individual on lot basins and the required retention capacity for each individual lot. The CC & Rs shall grant the HOA irrevocable rights to enter and maintain each individual retention basin and all other grading and facilities necessary for the stormwater retention design. The CC & Rs shall establish, in an irrevocable manner that: 1. The HOA has responsibility for the overall retention capacity of the development; AAPCResoTPM28617C0AGreen.wpd • 44 greg Page 7 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 2. If the HOA fails to maintain the overall retention capacity, the City shall have the right to seek other remedies to restore and/or maintain the overall capacity or to establish or expand downstream facilities to mitigate the off -site effects of the HOA's failure to maintain the overall capacity; and 3. The HOA shall promptly reimburse the City for any and all costs incurred in exercising such right. C. The final subdivision map shall establish a perpetual easement granting the City the right to enter and maintain retention basins and other drainage facilities and grading as necessary to preserve or restore the approved stormwater conveyance and retention design with no compensation to any property owner of the HOA. 40. In design of retention facilities, the basin percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 41. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 42. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 44. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 46. If any portion of the 100-year, 24-hour storm flow from this development is to be conveyed directly or indirectly to bodies of water subject to the NPDES, the A:IPCResoTPM28617C0AGreen.wpd • 44 greg Page 8 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 applicant may be required to design and install first -flush storage, oil/water separation devices, or other screening or pretreatment method(s) to minimize the potential for conveyance of stormwater contamination to off -site locations. Drainage to off -site locations an methods of treatment or screening shall meet the approval of the City Engineer and other agencies that have jurisdiction. UTILITIES 47. Existing and proposed wire and cable utilities within or adjacent to the proposed development shall be underground. Power lines exceeding 35 kv are exempt from this requirement. The applicant shall obtain the approval of the City Engineer for the location of all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone strands, to ensure optimum placement for aesthetic as well as practical purposes. 48. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREETS AND TRAFFIC IMPROVEMENTS 49. The City is contemplating adoption of a major infrastructure and thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map or issuance of a Certificate of Compliance for any waived final map, the development or portions thereof shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 50. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, A:IPCResoTPN28617C0AGreen.wpd . 44 grog Page 9 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 and #805 respectively unless otherwise approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section which will be subjected to traffic loadings, the partial section shall be designed with a strength equivalent to the 20-year design strength. 51. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 52. The City Engineer may require improvements extending beyond subdivision boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will insure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 53. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. 58th Avenue, Jefferson Street and 62nd Avenue in accordance with the Jefferson Street Alignment Plan. Development of Phases II and III, as defined in the "Phasing Plan" diagram of this specific plan, shall not begin until at least two lanes of the realigned streets have been installed from 58th Avenue to the south line of Section 29. 2. Jefferson Street (adjacent to this development) - Improvement section A:IPCResoTPM28617C0AGreen.wpd - 44 greg Page 10 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 as determined by the Jefferson Street Alignment Plan. If the City finds it necessary to revise or abandon the Jefferson Street specific alignment contemplated at the time of approval of this specific plan, the applicant shall revise this specific plan as required by the City to fully address revised access routing. B. PRIVATE STREETS AND CUL DE SAC 1. Residential - Street widths shall comply with the requirements of the Circulation Element (Table CIR-2) of the General Plan. 2. Collector (>_300 homes or 3,000 vehicles per day) - 40-feet wide. 54. All streets proposed for residential or other access drives shall be designed and constructed with curbs and gutters or shall have other approved methods to convey nuisance water without ponding in yard or drive areas. 55. Access points and turning movements of traffic shall be restricted to locations shown on the "Circulation" diagram of the specific plan, subject to review by the Planning Commission and City Council during review of the subdivision map application(s). Provide a secondary (emergency) access entry (20-foot wide) from Parcel 4 through the Quarry. 56. Prior to occupancy of completed buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 57. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter. The location and character of the turnout and shelter shall be as determined by Sunline Transit and the City Engineer. LANDSCAPING 58. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Jefferson Street pursuant to Section 9.60.240 of the Zoning Ordinance. The concept landscape plan for Jefferson Street shall be approved by the Planning Commission during review of a Site Development Permit and/or subdivision map application. Seventy -percent of the trees planted in the parkway shall be specimen trees (e.g., 24"- and 36"-boxes) having a minimum caliper size of 1.5- to 2.0-inches. Specimen trees shall be a minimum of 10 feet tall measured from the top of the container. AAPCResoTPM28617C0AGreen.wpd • 44 greg Page I 1 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 59. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Conceptual front yard landscaping plans shall be submitted for approval by the Planning Commission during consideration of any Site Development Plan application. 60. 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 and private streets. 61. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly - or commonly -maintained 9andscape areas. 62. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 63. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 64. Desert or native plant species and drought resistant planting materials shall be required for at least 90% of common planting areas. Provisions shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. FIRE DEPARTMENT 65. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 66. The level of service required for this project shall be aligned with the criteria for Catalog II -Urban as outlined in the Fire Protection Master Plan and as follows: A:IPCResoTPM28617COA8reen.wpd . 44 greg Page 12 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 A. Fire station located within three miles. B. Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. COACHELLA VALLEY WATER DISTRICT 67. The applicant shall comply with the requirements of the CVWD at time development plans are submitted. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. ELECTRICAL UTILITIES 68. The applicant shall comply with the requirements of the Imperial Irrigation District at time development plans are submitted. RECREATION 69. Prior to any final map approval by the City Council, the applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code and in compliance with the goals and policies of the La Quinta Parks and Recreation Master Plan. QUALITY ASSURANCE 70. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 71. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. A:TCResoTPM28617C0AGreen.wpd - 44 greg Page 13 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 MAINTENANCE 72. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. This shall include formation of a homeowner's association or other arrangement acceptable to the City for maintenance of retention basins, common areas and perimeter walls and landscaping. 73. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. FEES AND DEPOSITS 74. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. The applicant shall additionally pay any fees of any nature required by the City at the time of recording of the final map or the issuance of a building permit according to the fee requirements in effect at the time of issuance or approvals for those items. 75. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay all costs of the reapportionment. 76. In order to mitigate impacts on public schools, applicant shall comply with the following: "Prior to the issuance of any building permits, the applicant shall provide the Building and Safety Department with written clearance from the affected school district stating that the per -unit impact fees have been paid." 77. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. MISCELLANEOUS 78. The applicant shall comply with applicable provisions of the National Pollution Discharge Elimination system (NPDES) and the City's NPDES permit. AAPCResoTPM28617C0AGreen.wpd - 44 greg Page 14 of 15 Conditions of Approval Tentative Parcel Map 29858 October 24, 2000 79. For all General Plan open space designated areas (from the toe of slope) that are 20-percent or more in slope, a conservation easement shall be prepared for City review and approval prior to recordation of the final map recordation and shall then be recorded with the Riverside County Recorder's Office. 80. 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 time extension request. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. 81. The developer shall submit to the Community Development Department a detailed construction plan for the project's Multi -Purpose Trail. This plan shall include access, signage, and detailed design. The applicant shall create a 10-foot wide Multi -Purpose Easement within the required 20-foot landscape easement plus the west side of Jefferson Street right-of-way. FINAL MAPS) AND PARCEL MAP(S) 82. 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. A:IPCResoTPM28617C0AGreen.wpd . 44 greg Page 15 of 15 ATTACHMENTS Attachment 1 W 0 2 N 2 W o > N r W r ¢ 2 W 1. f O Z tU Cl 0 W W J W O ; W 6 u > O z� iF or Ig IF IF IF EXHIBIT JEFFERSON STREET ALIGNMENT STUDY PREPARED FOR CITY OF LA QUINTA . SEPTEMBER 23, 1994 Attachment 2 Jefferson Street/PGA Blvd.----** Avenue 58 • The Quarry • • 0 • • • u d M M • • UJ PROPOSED • • ALIGNMENT ' • • • • .... Avenue 62 `6wmwo00000KrT r.—rtW F. IT .11 • • Avenue 64 —Planning THE —Civil Engineering —Archdecture KEITH 1r hi `°u° Architecture i4l%1 •'T% • LTTT,0'4 —Land . Attachment 3 e-cz: ale , rr+a-ozc toed/ Bncxdrett NtJ1Nd\7-I3d 1'JJSI�1'J��/�dLlS.�dN�,}�Of111� -�rotllcedO rinNudlflrJ Y�NlNdS ITdsd ums 'A'. s �u.Nnsan7.,dgy laUW.,NId N �NI 'S8LYIJOSSY ANY H.11YS O8LN/KdlS �00 OWE LUQO 0WU v O O Q Zc CZC Z_CC L G G CO CO CO 000 00660 11 Co ZZ� :DN NIt�N t w M � � — — j I I Attachment 4 or �I CCDL•CC6 <00li$ anal Z � � sses �lii�t7d = F Y" • 4CO44L ' �•. 'it tC e9Clet p N of i ' "`", •yea a w a � � � � m .a d *fir s , 11 . .l N 9 i� OF T TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: OCTOBER 17, 2000 SUBJECT: DEPARTMENT REPORT FOR THE MONTH OF SEPTEMBER, 2000. Attached please find a copy of the Community Development Report which outlines the current cases processed by staff for the month of September. RAMonthly Department Report.wpd F— Z W 2 F— Q W z W 2 CL Olt W D O F— O a W Z W a W a O 0 N m W ca a W N O H Q Z O a_ Cl) -0 W a) � m Q 0 U C ) � 0 0) 0 CD 0 m E E E E E E E E E E E E E E E n N O U O U :3 U O U O cn O cn > U > N LO N cn cn U cn cn O O r- O I- CO O N t- O O O O �— O O U) C O CD ~ cnE cn co W — to O C O a) Q. cn 0cn C O o CD E C7 E Q a� Q 0 E N c c c O C N C O cca o a� Q o a °' E E E O < N N Q O a)C n- O N 0 U + cn O ` cn a)U > 0 C C > O v a`�. H CU v in N w .0 a u O p L.Q L. 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